None · Margate, FL 33063

$149,900

2 bd · 2.0 ba · 1,000 sqft · Condo · 99 Days on market

Built 1978 $658/mo HOA · 33% of rent

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Why this score? — see what drove the D- 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 +8.2/30.0
• 1% rule +8.1/10.0
• 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
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Affordable Fl. living. 2 BR/2BA second floor residence in a well maintained 55+ community in Margate, move in ready washer dryer in unit. Rare golf course and canal views from your enclosed lanai. Original interior is priced to allow for updates and personalization. Building has completed its 40 year inspection, assessment is paid in full and association maintains a healthy budget. Community amenities include clubhouse, library, sauna and pool. As per association, buyer requires 675 minimum credit score and $32,000 minimum annual income. Three months HOA requires in advance. Cash or conventional financing accepted. This sub is ideally located in close proximity to financial institutions, ea

Key facts

• Clubhouse
• Sauna
• Pool

Tags

• GOLF COURSE VIEWS
• CANAL VIEWS
• CLUBHOUSE
• LIBRARY
• SAUNA
• POOL

Property features AI

Finance

• Other: Senior community
• HOA & community: Has association; Monthly HOA fee; Association amenities include billiard room, clubhouse, elevators, pool, storage, trash chute, bike storage, library; HOA fee covers cable TV, grounds maintenance, trash, common areas, elevator

Exterior

• Parking: Assigned parking (1 space)
• Security: Leased security system; Security system
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; Resale condition; 4-story building; Faces west; Entry level: 2
• Construction: CBS construction
• Exterior features: Second-floor entry; Waterfront: Yes (no specific waterfront features listed)

Interior

• Kitchen: Disposal; Dishwasher; Electric range
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric heating; Central air conditioning (electric)
• Interior features: Entrance foyer; Walk-in closets; Stacked bedroom layout; Custom mirrors
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $-140 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (13.5% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $130k (13.5% below list) — sets the bar for cash-flow.

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; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 38% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 1→2/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,682 (13.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 1.31% ✓
• Cap rate: 5.17%
• Cash-on-cash: -3.99%
• DSCR: 0.82
• GRM: 6.3

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: -24.7%
• Equity multiple: 0.17×
• Total profit: $-34,831
• Equity at exit: $22,351

10-year hold

• IRR: -25.3%
• Equity multiple: -0.15×
• Total profit: $-48,366
• Equity at exit: $12,961

Cash invested: $41,972 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,967 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$658
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-140

Break-even live

Break-even rent $2,144

Max offer price $129,682

Occupancy floor —

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5755 Winfield Blvd Margate, FL	2.0	1.0	1200	$2,200	$1.83	7d	1	0.27mi
2615 NW 62nd Ave Unit 2615 Margate, FL	3.0	2.0	1349	$3,500	$2.59	24d	1	0.37mi
6073 NW 27th St Unit 6073 Margate, FL	3.0	2.0	914	$2,700	$2.95	14d	1	0.41mi
2541 NW 64th Ter Margate, FL	3.0	1.0	835	$2,200	$2.63	13d	1	0.52mi
2601 NW 64th Ter Margate, FL	2.0	1.0	945	$1,850	$1.96	24d	1	0.54mi
5555 Celebration Point Ln Margate, FL	1.0–3.0	1.0–2.0	970	$2,563	$2.64	1d	9	0.56mi
1505 NW 58th Ave Unit 1505 Margate, FL	3.0	1.0	959	$2,680	$2.79	2d	1	0.57mi
6501 Winfield Blvd Unit A33 Margate, FL	1.0	1.0	720	$1,400	$1.94	24d	1	0.59mi
6501 Winfield Blvd Unit A53 Margate, FL	1.0	1.0	720	$1,550	$2.15	24d	1	0.59mi
6501 Winfield Blvd Unit A26 Margate, FL	1.0	1.0	720	$1,550	$2.15	17d	1	0.59mi
6501 Winfield Blvd Unit A50 Margate, FL	1.0	1.0	720	$1,395	$1.94	13d	1	0.59mi
6501 Winfield Blvd Unit A26 Margate, FL	1.0	1.0	720	$1,550	$2.15	4d	1	0.59mi
2698 NW 65th Ave Unit 2704 Margate, FL	1.0	1.0	700	$1,775	$2.54	24d	1	0.60mi
6570 Royal Palm Blvd Unit 206J Margate, FL	2.0	2.0	970	$1,800	$1.86	3d	1	0.63mi
6503 Winfield Blvd Unit 111D Margate, FL	2.0	2.0	1000	$1,800	$1.80	24d	1	0.63mi
6505 Winfield Blvd Margate, FL	1.0	1.0	720	$1,450	$2.01	10d	2	0.64mi
6505 Winfield Blvd Margate, FL	1.0	1.0	720	$1,450	$2.01	20d	2	0.64mi
6505 Winfield Blvd Unit B45 Margate, FL	1.0	1.0	720	$1,400	$1.94	13d	1	0.64mi
6505 Winfield Blvd Unit B45 Margate, FL	1.0	1.0	720	$1,400	$1.94	12d	1	0.64mi
6505 Winfield Blvd Unit 53B Margate, FL	1.0	1.0	720	$1,500	$2.08	13d	1	0.64mi
6503 Winfield Blvd Margate, FL	2.0	2.0	1000	$1,800	$1.80	7d	1	0.65mi
6650 Royal Palm Blvd Unit 315C Margate, FL	2.0	2.0	1100	$1,800	$1.64	24d	1	0.66mi
6507 Winfield Blvd Unit 126C Margate, FL	1.0	1.5	800	$1,550	$1.94	5d	1	0.68mi
6700 Royal Palm Blvd Unit 210D Margate, FL	1.0	1.5	720	$1,450	$2.01	3d	1	0.69mi
6670 Royal Palm Blvd Unit 206K Margate, FL	1.0	1.5	720	$1,450	$2.01	1d	1	0.70mi
6670 Royal Palm Blvd Unit 205K Margate, FL	1.0	1.5	720	$1,300	$1.81	2d	1	0.70mi
6670 Royal Palm Blvd Unit 206K Margate, FL	1.0	1.5	720	$1,450	$2.01	24d	1	0.70mi
6729 Coral Lake Dr #6729 Margate, FL	2.0	2.0	1090	$1,995	$1.83	10d	1	0.72mi
6617 Winfield Blvd Unit 4-1 Margate, FL	1.0	1.5	1190	$1,350	$1.13	24d	1	0.72mi
6611 Winfield Blvd Unit 109B Margate, FL	2.0	1.5	850	$2,000	$2.35	24d	1	0.72mi
6621 Winfield Blvd #1 Margate, FL	2.0	2.5	1190	$2,250	$1.89	24d	1	0.74mi
6750 Royal Palm Blvd Unit 209E Margate, FL	1.0	1.5	720	$1,000	$1.39	2d	1	0.74mi
6631 Winfield Blvd Unit 3-6 Margate, FL	3.0	2.5	1190	$2,500	$2.10	10d	1	0.78mi
6850 Royal Palm Blvd Unit 305G Margate, FL	2.0	2.0	970	$1,675	$1.73	16d	1	0.80mi
6850 Royal Palm Blvd Unit G211 Margate, FL	2.0	2.0	970	$1,700	$1.75	24d	1	0.80mi
3050 Toscana Ln W Margate, FL	1.0–3.0	1.0–2.0	1075	$2,570	$2.39	2d	1	0.82mi
6890 Royal Palm Blvd Unit 209H Margate, FL	1.0	1.5	720	$1,450	$2.01	24d	1	0.84mi
2474 NW 49th Ter #766 Coconut Creek, FL	2.0	2.0	974	$2,300	$2.36	11d	1	0.85mi
2486 NW 49th Ter #762 Coconut Creek, FL	3.0	2.0	1116	$2,350	$2.11	7d	1	0.85mi
5800 Margate Blvd Unit 521-5 Margate, FL	1.0	1.0	800	$1,700	$2.12	24d	1	0.86mi

HOA detail condo

• Monthly dues: $658 · $7,896/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-18
   days on market $149,900 Active 99 DOM
2. 2026-06-17
   days on market $149,900 Active 98 DOM
3. 2026-06-16
   days on market $149,900 Active 97 DOM
4. 2026-06-15
   days on market $149,900 Active 96 DOM
5. 2026-06-13
   days on market $149,900 Active 94 DOM
6. 2026-06-09
   days on market $149,900 Active 90 DOM
7. 2026-06-07
   days on market $149,900 Active 88 DOM
8. 2026-06-04
   days on market $149,900 Active 85 DOM
9. 2026-06-03
   days on market $149,900 Active 84 DOM
10. 2026-06-02
    days on market $149,900 Active 83 DOM
11. 2026-06-01
    days on market $149,900 Active 82 DOM
12. 2026-05-31
    days on market $149,900 Active 81 DOM
13. 2026-01-27
    listed $149,900 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 1 d/yr ≥106°F today · 2 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,608
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,889
• − Management: −$1,889
• − HOA: −$7,896
• − Depreciation: −$4,361
• Taxable loss: −$3,821
• Est. tax savings @ 24.0%: +$917
• After-tax cash flow: $-760/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

1 event — show timeline

• 2026-01-27 Listed $149,900 Beaches MLS