None · Wilton Manors, FL 33311

$139,900

1 bd · 1.0 ba · 750 sqft · Condo · 34 Days on market

Built 1970 Good condition $586/mo HOA · 28% of rent

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Why this score? — see what drove the C- 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 +16.5/30.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Livability +4.5/5.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Rent growth +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Sought-after MANOR GROVE! Affordably priced 1BR/1BA ground-floor unit just a short walk to Wilton Drive restaurants, shops, and nightlife. Updated kitchen and bathroom featuring granite countertops, breakfast bar, and stainless steel appliances. Real wood floors throughout and spacious bedroom with walk-in closet. Enjoy views of the green space through brand-new impact windows. Additional upstairs storage included. Community amenities include a pool, saunas, billiards room, and clubhouse situated on the Middle River. The association has completed numerous indoor and outdoor updates and major improvements. Fully furnished option available if desired.

Key facts

• Updated kitchen
• Real wood floors
• Granite countertops

Tags

• GROUND-FLOOR UNIT
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• BREAKFAST BAR
• STAINLESS STEEL APPLIANCES
• REAL WOOD FLOORS

Property features AI

Finance

• Other: Pets allowed (cats OK)
• Financial info: Land lease in place (monthly $240; expires 2061); Property taxes assessed
• HOA & community: Has association (Manor Grove Village 1); Monthly HOA fee; Community amenities: billiard room, clubhouse, laundry, parking, pool, sauna, storage, maintained community; HOA covers maintenance (grounds and structure), sewer, trash, water, common areas, reserves, roof repairs, and recreation facility

Exterior

• Parking: Assigned parking (1 space); No carport
• Security: Fire alarm; Security system; Entry phone/intercom
• Utilities: Public water; Public sewer; Cable connected; Electricity connected
• Home design: Condominium; Resale property; First-floor entry; 2-story building; Faces north
• Construction: Built with CBS construction; Flat roof
• Exterior features: Open porch; Porch

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator; Owned water purifier; Owned water softener; Owned water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Wood
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Furnished
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $83 ($990/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 2.3% in Wilton Manors — 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 90/100 on livability (#1 in FL, #78 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: cost of living 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.
• Zoned schools: Wilton Manors Elementary School (math 52% / reading 55%, grade C, #949 of 2,144 statewide, top 45%, 572 students, 72% FRL); Sunrise Middle School (math 50% / reading 52%, grade C, #237 of 571 statewide, top 43%, 1,242 students, 64% FRL); Fort Lauderdale High School (math 38% / reading 67%, grade C-, #154 of 667 statewide, top 24%, 2,228 students, 57% FRL).
• Market conditions: Rents rising (+2.8%/yr); 585 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,070/mo this rent would consume 46% of the median local household income ($54k/yr) (locally 5068% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 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 34 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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.
8. 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.
9. 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: 1.48% ✓
• Cap rate: 7.00%
• Cash-on-cash: 2.53%
• DSCR: 1.11
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.78% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.55×
• Total profit: $-17,480
• Equity at exit: $20,860

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-8,732
• Equity at exit: $12,096

Cash invested: $39,172 (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 33311

• Rents YoY: 2.8%
• Active inventory: 585
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,070 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$586
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $83

Break-even live

Break-even rent $1,966

Max offer price $139,900

Occupancy floor 91%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
513 NE 21st Ct Wilton Manors, FL	2.0	1.0–2.5	1141	$3,094	$2.71	2d	14	0.33mi
3000 NE 6th Ave Wilton Manors, FL	2.0	1.0–2.0	921	$2,805	$3.05	3d	20	0.34mi
803 NE 21st Dr Wilton Manors, FL	1.0	1.0	650	$2,500	$3.85	24d	1	0.40mi
2020 NE 4th Ave Unit 1 Wilton Manors, FL	2.0	1.0	1000	$2,750	$2.75	24d	1	0.43mi
550 NE 20th St Unit 4 Wilton Manors, FL	1.0	1.0	900	$1,925	$2.14	15d	1	0.50mi
550 NE 20th St Unit 5 Wilton Manors, FL	1.0	1.0	900	$1,925	$2.14	18d	1	0.50mi
550 NE 20th St Unit 6 Wilton Manors, FL	1.0	1.0	900	$1,950	$2.17	24d	1	0.50mi
530 NE 20th St Wilton Manors, FL	2.0	2.0	1050	$2,000	$1.90	3d	1	0.51mi
530 NE 20th St Wilton Manors, FL	1.0	1.0	925	$1,600	$1.73	20d	1	0.51mi
530 NE 20th St Unit 4 Wilton Manors, FL	1.0	1.5	925	$1,550	$1.68	11d	1	0.51mi
530 NE 20th St Unit 9A Wilton Manors, FL	2.0	2.0	1050	$2,000	$1.90	11d	1	0.51mi
520 NE 20th St Wilton Manors, FL	1.0–3.0	1.0–2.0	947	$1,754	$1.85	1d	10	0.51mi
32 NE 20th Ct Unit 4B Wilton Manors, FL	2.0	1.5	960	$2,350	$2.45	24d	1	0.58mi
1220 NE 24th St Wilton Manors, FL	1.0–3.0	1.0–2.0	992	$2,230	$2.25	15d	10	0.60mi
801 NE 18th Ct #202 Fort Lauderdale, FL	2.0	2.0	1004	$2,500	$2.49	24d	1	0.61mi
837 NE 18th Ct Apt 7 Fort Lauderdale, FL	2.0	1.0	850	$2,350	$2.76	7d	1	0.61mi
136 NE 19th Ct Wilton Manors, FL	1.0–2.0	1.0–2.0	965	$1,800	$1.87	15d	2	0.64mi
200 NE 19th Ct Wilton Manors, FL	1.0	2.0	850	$1,590	$1.87	24d	1	0.64mi
9 NE 19th Ct Unit 204C Wilton Manors, FL	1.0	1.0	750	$1,600	$2.13	12d	1	0.65mi
1950 N Andrews Ave Unit 103D Wilton Manors, FL	1.0	1.0	750	$1,800	$2.40	24d	1	0.66mi
124 NE 19th Ct Unit B214 Wilton Manors, FL	1.0	1.0	750	$1,475	$1.97	24d	1	0.68mi
1822 N Dixie Hwy Unit 4 Fort Lauderdale, FL	1.0	1.0	650	$1,599	$2.46	7d	1	0.71mi
2107 NE 15th Ave Wilton Manors, FL	2.0	1.0	779	$2,100	$2.70	7d	1	0.72mi
1005 NE 17th Ct Fort Lauderdale, FL	1.0	1.0	621	$2,050	$3.30	24d	1	0.72mi
1800 N Andrews Ave Unit 2A Fort Lauderdale, FL	2.0	2.0	980	$2,100	$2.14	15d	1	0.74mi
1150 NE 17th Ct Unit 11 Fort Lauderdale, FL	1.0	1.0	700	$1,690	$2.41	24d	1	0.78mi
2957 NW 6th Ave Wilton Manors, FL	2.0	2.0	1104	$3,900	$3.53	24d	1	0.79mi
610 Tennis Club Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	831	$2,000	$2.41	24d	2	0.81mi
610 Tennis Club Dr #105 Fort Lauderdale, FL	2.0	2.0	960	$2,300	$2.40	5d	1	0.81mi
1460 NE 18th St Fort Lauderdale, FL	2.0	1.0	725	$2,150	$2.97	17d	2	0.83mi
1460 NE 18th St Fort Lauderdale, FL	2.0	1.0	725	$2,200	$3.03	17d	2	0.83mi
1460 NE 18th St #213 Fort Lauderdale, FL	2.0	1.0	725	$2,300	$3.17	2d	1	0.84mi
650 Tennis Club Dr Fort Lauderdale, FL	2.0–3.0	1.5–2.5	1276	$2,100	$1.65	24d	2	0.85mi
309 NE 16th St #4 Fort Lauderdale, FL	2.0	1.0	800	$2,200	$2.75	2d	1	0.85mi
309 NE 16th St Unit C-4 Fort Lauderdale, FL	2.0	1.0	800	$2,600	$3.25	24d	1	0.85mi
333 NW 17th Ct Unit 203B Fort Lauderdale, FL	2.0	2.0	975	$2,200	$2.26	12d	1	0.86mi
1125 NE 16th Pl #105 Fort Lauderdale, FL	1.0	1.0	575	$1,675	$2.91	24d	1	0.86mi
1125 NE 16th Pl Fort Lauderdale, FL	1.0–2.0	1.0	657	$1,750	$2.66	14d	2	0.86mi
660 Tennis Club Dr #201 Fort Lauderdale, FL	2.0	2.0	960	$2,400	$2.50	24d	1	0.87mi
1110 NE 16th Pl Fort Lauderdale, FL	2.0	1.0	800	$1,800	$2.25	24d	1	0.88mi

HOA detail condo

• Monthly dues: $586 · $7,032/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-18
   days on market $139,900 Active 34 DOM
2. 2026-06-17
   days on market $139,900 Active 33 DOM
3. 2026-06-16
   days on market $139,900 Active 32 DOM
4. 2026-06-15
   days on market $139,900 Active 31 DOM
5. 2026-06-13
   days on market $139,900 Active 29 DOM
6. 2026-06-09
   days on market $139,900 Active 25 DOM
7. 2026-06-08
   days on market $139,900 Active 24 DOM
8. 2026-06-07
   days on market $139,900 Active 23 DOM
9. 2026-06-04
   days on market $139,900 Active 20 DOM
10. 2026-06-03
    days on market $139,900 Active 19 DOM
11. 2026-06-02
    days on market $139,900 Active 18 DOM
12. 2026-06-01
    days on market $139,900 Active 17 DOM
13. 2026-05-31
    days on market $139,900 Active 16 DOM
14. 2026-05-15
    listed $139,900 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 3/10 Moderate FEMA zone X (shaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,840
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,987
• − Management: −$1,987
• − HOA: −$7,032
• − Depreciation: −$4,070
• Taxable loss: −$870
• Est. tax savings @ 24.0%: +$209
• After-tax cash flow: $1,199/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.

Condition & rehab AI · 27 photos

Good 80/100 Cosmetic rehab

This property is in good condition with recent updates, making it a solid investment opportunity.

Value-add opportunities

• Both Paint the exterior — Enhances curb appeal and resale value
• Both Replace the carpet — Fresh carpet improves aesthetics and rental appeal
• Both Install new curtains — Fresh curtains enhance curb appeal and rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior — Enhances curb appeal and resale value ↑
• Both Replace the carpet — Fresh carpet improves aesthetics and rental appeal ↑
• Both Install new curtains — Fresh curtains enhance curb appeal and rental appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Wilton Manors

• Score: 90/100
• State rank: #1
• US rank: #78

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilton Manors, FL
• County: Broward County · 1,963,430 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 74,898
• Household income: $53,973
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 5068.0

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: Predominantly Black (77%)
• Race & ethnicity: Black 77% Two or more races 9% White 9% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Hispanic 15% Lithuanian 1% Romanian 0%
• Foreign-born: 24% · Canada, Jamaica
• Languages at home: 78% English-only · French/Haitian/Cajun 14% Spanish 6% Other Indo-European 1%

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: ▼ -300.68%
• Current HPI: 535.2504
• Rent YoY: ▲ 2.78%
• 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

• 2026-05-15 Listed $139,900 Beaches MLS