1901 N Andrews Ave · Wilton Manors, FL 33311

$209,995

1 bd · 1.0 ba · 685 sqft · SingleFamily · 99 Days on market

Built 1973 Est $346k · 39% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.0/30.0
• Livability +4.5/5.0
• Schools +4.1/10.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

RARE OPPORTUNITY! Ground floor with a deck close to the beach, shopping and restaurants. You can launch a kayak or paddle board just steps from your 10'x14' deck in a garden setting. This 1/1 unit has been updated throughout. The gourmet kitchen boasts beveled granite and butcher block countertops with stainless backsplash. All new Maytag appliances in 2018 include 2 full size refrigerators. All Maytag appliances have a 10-year limited warranty from Maytag. Other updates include 2019 Rheem tankless water heater and new Bosch AC unit installed in 2021. Amazing resort style pool area just completely updated that can be viewed from this unit's front living room window. Beautiful new landscapin

Key facts

• Ground floor
• Gourmet kitchen
• Deck close to beach

Tags

• GROUND FLOOR
• DECK CLOSE TO BEACH
• GARDEN SETTING
• GOURMET KITCHEN
• BEVELED GRANITE COUNTERTOPS
• BUTCHER BLOCK COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-50 ($-599/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (15.5% below list).
• Recommended offer: $177k (15.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• 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 19d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 39% of the median local income ($54k/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 $6k 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 ($191k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,386 (15.5% 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 16% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.84% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.02%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $345,925
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1409 NW 5th Ave	0.56mi	2/1.0 (+1)	752 (+10%)	3mo	$380,000	$505	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -18.2%
• Equity multiple: 0.36×
• Total profit: $-37,570
• Equity at exit: $31,311

10-year hold

• IRR: -10.9%
• Equity multiple: 0.35×
• Total profit: $-38,298
• Equity at exit: $18,157

Cash invested: $58,799 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,774 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-50

Break-even live

Break-even rent $1,837

Max offer price $202,777

Occupancy floor 98%

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: $52,499
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1950 N Andrews Ave Unit 103D Wilton Manors, FL	1.0	1.0	750	$1,800	$2.40	24d	1	0.10mi
9 NE 19th Ct Unit 204C Wilton Manors, FL	1.0	1.0	750	$1,600	$2.13	12d	1	0.10mi
124 NE 19th Ct Unit B214 Wilton Manors, FL	1.0	1.0	750	$1,475	$1.97	24d	1	0.13mi
610 Tennis Club Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	831	$2,000	$2.41	24d	2	0.14mi
136 NE 19th Ct Wilton Manors, FL	1.0–2.0	1.0–2.0	965	$1,800	$1.87	15d	2	0.17mi
581 NW 17th Pl Fort Lauderdale, FL	1.0	1.0	500	$1,600	$3.20	3d	1	0.23mi
1621 N Andrews Sq Unit 1623 Wilton Manors, FL	—	1.0	375	$1,450	$3.87	4d	1	0.27mi
701 NW 19th St Fort Lauderdale, FL	1.0–2.0	1.0–2.0	825	$1,700	$2.06	7d	2	0.30mi
2020 NE 4th Ave Unit 2 Wilton Manors, FL	1.0	1.0	500	$1,500	$3.00	7d	1	0.41mi
1508 NW 1st Ave Unit 2 Fort Lauderdale, FL	—	1.0	400	$1,450	$3.62	14d	1	0.42mi
1621 NW 7th Ter Unit B Fort Lauderdale, FL	2.0	1.0	698	$2,100	$3.01	18d	1	0.44mi
520 NE 20th St Wilton Manors, FL	1.0–3.0	1.0–2.0	947	$1,754	$1.85	1d	10	0.44mi
1501 N Andrews Ave Fort Lauderdale, FL	—	1.0	472	$1,450	$3.07	2d	1	0.45mi
814 NW 18th St Unit B Fort Lauderdale, FL	—	1.0	500	$1,750	$3.50	15d	1	0.45mi
814 NW 18th St Unit B Fort Lauderdale, FL	—	1.0	500	$1,650	$3.30	3d	1	0.45mi
1610 NW 9th Ave Unit 1610 Fort Lauderdale, FL	1.0	1.0	600	$1,700	$2.83	24d	1	0.52mi
513 NE 21st Ct Wilton Manors, FL	2.0	1.0–2.5	1141	$3,094	$2.71	2d	14	0.53mi
1541 NW 8th Ave Unit 1541 Fort Lauderdale, FL	2.0	1.0	700	$1,975	$2.82	24d	1	0.53mi
1436 NE 2nd Ave Fort Lauderdale, FL	1.0	1.0	500	$1,699	$3.40	7d	1	0.54mi
1507 NE 5th Ave #3 Fort Lauderdale, FL	1.0	1.0	700	$1,600	$2.29	24d	1	0.60mi
578 NE 20th St Unit 10E Wilton Manors, FL	1.0	1.0	481	$1,795	$3.73	17d	1	0.62mi
578 NE 20th St Unit 10E Wilton Manors, FL	1.0	1.0	481	$1,795	$3.73	15d	1	0.62mi
1340 NE 1st Ave Fort Lauderdale, FL	1.0	1.0	500	$1,750	$3.50	24d	1	0.62mi
1313 NW 3rd Ave Fort Lauderdale, FL	1.0	1.0	400	$1,600	$4.00	20d	1	0.65mi
1432 NE 5th Ave Unit 4 Fort Lauderdale, FL	—	1.0	550	$1,550	$2.82	24d	1	0.66mi
1335 NE 5th Ave Unit 7 Fort Lauderdale, FL	1.0	1.0	598	$1,875	$3.14	24d	1	0.73mi
1329 NE 5th Ave Unit 4 Fort Lauderdale, FL	1.0	3.0	650	$2,200	$3.38	14d	1	0.74mi
1333 NE 5th Ter Unit 9 Fort Lauderdale, FL	1.0	1.0	495	$1,450	$2.93	15d	1	0.78mi
803 NE 21st Dr Wilton Manors, FL	1.0	1.0	650	$2,500	$3.85	24d	1	0.80mi
826 NE 16th St Fort Lauderdale, FL	1.0	1.0	699	$1,690	$2.42	14d	1	0.81mi
828 NE 16th St Fort Lauderdale, FL	1.0	1.0	699	$1,690	$2.42	24d	1	0.82mi
1464 Dixie Hwy Unit 2 Fort Lauderdale, FL	2.0	1.0	750	$2,050	$2.73	24d	1	0.83mi
811 NE 14th Ct Unit Single family Fort Lauderdale, FL	1.0	1.0	480	$1,800	$3.75	24d	1	0.84mi
1901 NW 14th Ave Unit A Fort Lauderdale, FL	2.0	1.0	720	$2,100	$2.92	24d	1	0.85mi
1901 NW 14th Ave Unit B Fort Lauderdale, FL	2.0	1.0	720	$2,100	$2.92	24d	1	0.85mi
1005 NE 17th Ct Fort Lauderdale, FL	1.0	1.0	621	$2,050	$3.30	24d	1	0.85mi
1941 NW 14th Ave Unit D Fort Lauderdale, FL	1.0	1.0	600	$1,679	$2.80	3d	1	0.85mi
1470 N Dixie Hwy Fort Lauderdale, FL	1.0–2.0	1.0	658	$1,650	$2.51	5d	2	0.85mi
711 NE 14th St Fort Lauderdale, FL	1.0	1.0	525	$1,475	$2.81	24d	1	0.85mi
1135 NW 6th Ave Unit B Fort Lauderdale, FL	2.0	1.0	720	$1,800	$2.50	24d	1	0.87mi

Listing history 23 events

1. 2026-06-03
   days on market $209,995 Active 99 DOM
2. 2026-06-02
   days on market $209,995 Active 98 DOM
3. 2026-06-01
   days on market $209,995 Active 97 DOM
4. 2026-05-31
   days on market $209,995 Active 96 DOM
5. 2026-02-24
   listed $209,995 Active
6. 2024-08-18
   historical $1,600
7. 2024-08-16
   listed $1,600
8. 2024-08-16
   historical $1,600
9. 2024-08-15
   listed $1,600
10. 2024-08-15
    historical $1,600
11. 2024-08-14
    listed $1,600
12. 2024-08-14
    historical $1,600
13. 2024-08-13
    listed $1,600
14. 2024-08-13
    historical $1,600
15. 2024-08-12
    historical $1,600
16. 2024-08-12
    listed $1,600
17. 2024-08-10
    historical $1,600
18. 2024-08-10
    listed $1,600
19. 2024-08-08
    listed $1,600
20. 2024-07-30
    historical $1,750
21. 2024-05-31
    listed $1,750
22. 2008-03-24
    historical
23. 2007-12-17
    listed $120,000

ⓘ 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 4/10 Moderate FEMA zone X (shaded) · 17% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 26 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: $21,286
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$6,109
• Taxable loss: −$4,191
• Est. tax savings @ 24.0%: +$1,006
• After-tax cash flow: $407/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 — 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

+75.0% since first listed

19 events — show timeline

• 2026-02-24 Listed $209,995 ForSaleByOwner.com
• 2024-08-18 Rental Removed $1,600 REALLYO
• 2024-08-16 Listed for Rent $1,600 REALLYO
• 2024-08-16 Rental Removed $1,600 REALLYO
• 2024-08-15 Listed for Rent $1,600 REALLYO
• 2024-08-15 Rental Removed $1,600 REALLYO
• 2024-08-14 Listed for Rent $1,600 REALLYO
• 2024-08-14 Rental Removed $1,600 REALLYO
• 2024-08-13 Listed for Rent $1,600 REALLYO
• 2024-08-13 Rental Removed $1,600 REALLYO
• 2024-08-12 Rental Removed $1,600 REALLYO
• 2024-08-12 Listed for Rent $1,600 REALLYO
• 2024-08-10 Rental Removed $1,600 REALLYO
• 2024-08-10 Listed for Rent $1,600 REALLYO
• 2024-08-08 Listed for Rent $1,600 REALLYO
• 2024-07-30 Rental Removed $1,750 RMLSFL
• 2024-05-31 Listed for Rent $1,750 RMLSFL
• 2008-03-24 Listing Removed — Beaches MLS
• 2007-12-17 Listed $120,000 Beaches MLS