7360 NW 1st St #205 · Margate, FL 33063

$80,000

1 bd · 2.0 ba · 734 sqft · Condo public records · 99 Days on market

Built 1975 $370/mo HOA · 24% of rent

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +26.8/30.0
• 1% rule +10.0/10.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Love where you Live. .. Oriole Gardens III, Active 55+ Community with Lots of Fun Activities and Planned Events. This unit is just steps away from the Pool and Clubhouse. Freshly Painted, Beautiful New Wood tone Laminate Flooring throughout, Updated Kitchen and Bathrooms. New Light Fixtures, Ceiling Fans. Next door to the Laundry room and Extra-Storage space. Association Fee Includes Basic Cable & Water. Association Requires 700+ CS, POI $40k. 50 yr Inspection complete. NO RENTING and NO ASSESSMENTS (presently) Very Well Managed Community. Please use the attachments Seller has signed when writing offers. Make sure to add your buyers name and fill out the buyers portion. Ty

Key facts

• Extra-storage space
• Steps away from pool
• Ceiling fans

Tags

• STEPS AWAY FROM POOL
• UPDATED KITCHEN
• UPDATED BATHROOMS
• NEW LIGHT FIXTURES
• CEILING FANS
• EXTRA-STORAGE SPACE

Property features AI

Finance

• HOA & community: Has association; Quarterly HOA fee; HOA covers insurance, grounds and structure maintenance, pest control, sewer, trash, water, common areas, and roof repairs; Community amenities include: pool, fitness center, clubhouse, community room, billiard room, bocce ball, shuffleboard court, picnic area, library, storage, parking, and maintenance; Senior community

Exterior

• Parking: Guest parking
• Security: Smoke detector(s); Other security features
• Utilities: Cable available
• Home design: Condominium; Second-floor entry; 2-story building; Resale condition; Not waterfront
• Construction: CBS construction
• Exterior features: Screened porch

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Walk-in closet(s); Unfurnished

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 4.3% in Margate — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 81/100 on livability (#85 in FL, #1,398 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: amenities F.
• Broward (suburban): math 42% / reading 53% proficiency, ranked #46 of 73 in FL (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.9%/yr); 548 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $11k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $80k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; HOA is 24% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.92% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.70%
• DSCR: 1.52
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.94% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-384
• Equity at exit: $11,928

10-year hold

• IRR: 7.7%
• Equity multiple: 1.55×
• Total profit: $12,254
• Equity at exit: $6,917

Cash invested: $22,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33063

• Home prices YoY: -18.1%
• Rents YoY: 1.9%
• Active inventory: 548
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,539 high
• Mortgage (P&I): −$420
• Tax from tax record: −$174 /mo · $2,091/yr
• Insurance: −$33
• HOA: −$370
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $218

Break-even live

Break-even rent $1,262

Max offer price $80,000

Occupancy floor 81%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7605 NW 5th Ct #204 Margate, FL	1.0	1.0	670	$1,350	$2.01	24d	1	0.43mi
7305 NW 5th Ct #204 Margate, FL	1.0	1.0	670	$1,375	$2.05	24d	1	0.44mi
7500 NW 5th Pl #204 Margate, FL	1.0	1.0	670	$1,400	$2.09	24d	1	0.45mi
7500 NW 5th Pl #204 Margate, FL	1.0	1.0	670	$1,400	$2.09	16d	1	0.45mi
7897 Golf Circle Dr Margate, FL	1.0–2.0	1.0–1.5	757	$1,349	$1.78	5d	2	0.76mi
7797 Golf Circle Dr Margate, FL	1.0–2.0	1.0–2.0	834	$1,450	$1.74	4d	2	0.89mi
7807 Golf Circle Dr Margate, FL	1.0	1.0–1.5	749	$1,575	$2.10	17d	2	0.96mi
7807 Golf Circle Dr Margate, FL	1.0	1.0–1.5	757	$1,525	$2.01	20d	4	0.96mi
400 NW 65th Ave Margate, FL	1.0–3.0	1.0–2.0	706	$1,599	$2.26	22d	4	0.98mi
6000 NW 7th St Margate, FL	—	1.0	500	$1,395	$2.79	7d	1	1.27mi
6008 NW 10th St Unit 2 Margate, FL	1.0	1.0	624	$1,450	$2.32	7d	1	1.32mi
1251 W River Dr Unit 3 Margate, FL	1.0	1.0	500	$1,500	$3.00	14d	1	1.33mi
611 S State Road 7 Unit 3F Margate, FL	1.0	1.0	750	$1,500	$2.00	24d	1	1.34mi
7575 Hampton Blvd North Lauderdale, FL	1.0	1.0	720	$1,815	$2.52	3d	5	1.39mi
7110 Southgate Blvd Tamarac, FL	1.0	1.0	550	$1,600	$2.91	24d	1	1.41mi
7124 Southgate Blvd #7124 Tamarac, FL	1.0	1.0	550	$1,600	$2.91	24d	1	1.41mi
7178 Southgate Blvd #7178 Tamarac, FL	1.0	1.0	550	$1,700	$3.09	24d	1	1.43mi
5800 Margate Blvd Unit 411-4 Margate, FL	1.0	1.0	728	$1,650	$2.27	24d	1	1.43mi
7220 Southgate Blvd #7220 Tamarac, FL	1.0	1.0	550	$1,700	$3.09	24d	1	1.43mi
5641 SW 2nd Ct #212 Margate, FL	1.0	1.0	680	$1,200	$1.76	24d	1	1.45mi
7900 Hampton Blvd North Lauderdale, FL	1.0–2.0	1.0–2.0	925	$1,748	$1.89	2d	35	1.45mi
1400 Avon Ln North Lauderdale, FL	1.0–3.0	1.0–2.0	1070	$1,637	$1.53	1d	58	1.47mi

HOA detail condo

• Monthly dues: $370 · $4,440/yr
• Likely covers: watercablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $80,000 Active 99 DOM
2. 2026-06-17
   days on market $80,000 Active 98 DOM
3. 2026-06-16
   days on market $80,000 Active 97 DOM
4. 2026-06-15
   days on market $80,000 Active 96 DOM
5. 2026-06-13
   pricedays on market $80,000 Active 94 DOM
6. 2026-06-09
   days on market $84,000 Active 90 DOM
7. 2026-06-07
   days on market $84,000 Active 88 DOM
8. 2026-06-04
   days on market $84,000 Active 85 DOM
9. 2026-06-03
   days on market $84,000 Active 84 DOM
10. 2026-06-02
    days on market $84,000 Active 83 DOM
11. 2026-06-01
    days on market $84,000 Active 82 DOM
12. 2026-05-31
    days on market $84,000 Active 81 DOM
13. 2026-05-20
    price $84,000
14. 2026-04-17
    price $85,000
15. 2024-12-12
    listed $91,000 Active
16. 2024-11-04
    historical
17. 2024-08-03
    price $120,000
18. 2024-05-28
    price $126,500
19. 2024-04-08
    listed $129,500 Active
20. 2019-01-23
    soldstatus $44,000
21. 2018-05-10
    historical
22. 2018-01-11
    listed $44,900 Active
23. 1976-02-01
    soldstatus $15,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $2,091 · $174/mo
• Projected year-2 tax: $2,091 · $174/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 28 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,463
• − Mortgage interest: −$4,481
• − Property taxes: −$2,091
• − Insurance: −$400
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − HOA: −$4,440
• − Depreciation: −$2,327
• Taxable income: $1,769
• Est. tax owed @ 24.0%: −$425
• After-tax cash flow: $2,196/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Broward
• NCES district ID: 1200180
• Math proficiency: 42% ▼ -18.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $52,139
• Composite: 40.88/100
• National rank: #3621
• State rank: #46 of 73 in FL

Livability — Margate

• Score: 81/100
• State rank: #85
• US rank: #1398

Category grades

Amenities F Commute A+ Cost of living A- Crime B- Employment C Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Margate, FL
• County: Broward County · 1,963,430 people
• City population: 55,466
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 55,466
• Household income: $62,918
• Rent vs Own: 26.3% rent · 73.7% own
• Severe rent burden: 2290.0

Population outlook (Broward County) Hauer SSP2

• Today (2025): 2,207,033 people
• By 2030: 2,360,704 · +7.0%
• By 2040: 2,661,208 · +20.6%
• By 2050: 2,946,698 · +33.5%
• By 2075: 3,602,273 · +63.2%
• By 2100: 3,970,984 · +79.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 34% Hispanic / Latino 29% Black 28% Two or more races 18% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 3% Dominican 3%
• Common ancestry: Hispanic 6% Romanian 2% Estonian 2%
• Foreign-born: 36% · Canada, Jamaica, Vietnam
• Languages at home: 61% English-only · Spanish 24% French/Haitian/Cajun 7% Other Indo-European 4%

Political lean MEDSL · Broward

• 2024 margin: D (+17.0) · D 58.0% · R 41.0%
• 2008→2024 swing: -17.8pp toward R · 2008: 34.7pp · 2024: 17.0pp
• All cycles: 2024: D+17.0 2020: D+29.8 2016: D+35.0 2012: D+34.9 2008: D+34.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.17%
• Current HPI: 393.9225
• Rent YoY: ▲ 1.94%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+441.9% since first listed

11 events — show timeline

• 2026-05-20 Price Changed $84,000 Beaches MLS
• 2026-04-17 Price Changed $85,000 Beaches MLS
• 2024-12-12 Listed $91,000 Beaches MLS
• 2024-11-04 Listing Removed — MARMLS
• 2024-08-03 Price Changed $120,000 MARMLS
• 2024-05-28 Price Changed $126,500 MARMLS
• 2024-04-08 Listed $129,500 MARMLS
• 2019-01-23 Sold (Public Records) $44,000 Public Records
• 2018-05-10 Listing Removed — MARMLS
• 2018-01-11 Listed $44,900 MARMLS
• 1976-02-01 Sold (Public Records) $15,500 Public Records

Property tax history

+17.3%/yr

Latest (2025): $2,091 · +70.6% YoY. Source: county tax records.