1950 N Andrews Ave Unit 102d · Wilton Manors, FL 33311

$149,900

1 bd · 1.0 ba · 750 sqft · Condo · 61 Days on market

Built 1970 $636/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 +8.5/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Livability +4.5/5.0
• Schools +4.1/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

ALL ASSESSMENTS PAID IN FULL! 1BR/1BA first-floor unit in desirable Manor Grove Village One offering 750 sq ft of comfortable living space. Bright and spacious layout with excellent natural light. Roof and driveway assessments have been fully paid, Garden view, access to community pool, men's and women's saunas, billiards, ping pong, clubhouse with kitchen and BBQ area, laundry facilities. Assigned parking and guest spaces. Ideally located just minutes to Wilton Drive, shopping, dining, and beaches. Association requires minimum 640 credit score and combined income of 40K.

Key facts

• Ping pong
• Billiards
• Community pool

Tags

• FIRST FLOOR UNIT
• COMMUNITY POOL
• MEN'S AND WOMEN'S SAUNAS
• BILLIARDS
• PING PONG
• CLUBHOUSE WITH KITCHEN

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $-133 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (12.8% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $131k (12.8% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 2.4% 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); 590 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 43% 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 $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 61 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.

Recommended offer $130,691 (12.8% 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 61 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 1970 — 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. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.30% ✓
• Cap rate: 5.23%
• Cash-on-cash: -3.80%
• DSCR: 0.83
• GRM: 6.4

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: -22.7%
• Equity multiple: 0.22×
• Total profit: $-32,755
• Equity at exit: $22,351

10-year hold

• IRR: -17.0%
• Equity multiple: 0.06×
• Total profit: $-39,461
• 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 33311

• Rents YoY: 2.8%
• Active inventory: 590
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,948 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$636
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-133

Break-even live

Break-even rent $2,116

Max offer price $130,691

Occupancy floor —

Sensitivity live

Price	-10% $-29	-5% $-81	+0% $-133	+5% $-185	+10% $-236
Rent	-10% $-287	-5% $-210	+0% $-133	+5% $-56	+10% $21
Rate	-1.0pp $-57	-0.5pp $-95	base $-133	+0.5pp $-172	+1.0pp $-211

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
124 NE 19th Ct Unit B214 Wilton Manors, FL	1.0	1.0	750	$1,475	$1.97	25d	1	0.02mi
1950 N Andrews Ave Unit 103D Wilton Manors, FL	1.0	1.0	750	$1,800	$2.40	25d	1	0.04mi
136 NE 19th Ct Wilton Manors, FL	1.0–2.0	1.0–2.0	965	$1,800	$1.87	16d	2	0.05mi
9 NE 19th Ct Unit 204C Wilton Manors, FL	1.0	1.0	750	$1,600	$2.13	13d	1	0.05mi
1800 N Andrews Ave Unit 2A Fort Lauderdale, FL	2.0	2.0	980	$2,100	$2.14	16d	1	0.08mi
200 NE 19th Ct Wilton Manors, FL	1.0	2.0	850	$1,590	$1.87	25d	1	0.10mi
32 NE 20th Ct Unit 4B Wilton Manors, FL	2.0	1.5	960	$2,350	$2.45	25d	1	0.14mi
333 NW 17th Ct Unit 203B Fort Lauderdale, FL	2.0	2.0	975	$2,200	$2.26	13d	1	0.20mi
650 Tennis Club Dr Fort Lauderdale, FL	2.0–3.0	1.5–2.5	1276	$2,100	$1.65	25d	2	0.24mi
610 Tennis Club Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	831	$2,000	$2.41	25d	2	0.26mi
610 Tennis Club Dr #105 Fort Lauderdale, FL	2.0	2.0	960	$2,300	$2.40	6d	1	0.27mi
660 Tennis Club Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	831	$1,795	$2.16	0d	3	0.27mi
660 Tennis Club Dr #201 Fort Lauderdale, FL	2.0	2.0	960	$2,400	$2.50	25d	1	0.27mi
2020 NE 4th Ave Unit 1 Wilton Manors, FL	2.0	1.0	1000	$2,750	$2.75	25d	1	0.29mi
520 NE 20th St Wilton Manors, FL	1.0–3.0	1.0–2.0	947	$1,743	$1.84	0d	11	0.32mi
309 NE 16th St Unit C-4 Fort Lauderdale, FL	2.0	1.0	800	$2,600	$3.25	25d	1	0.36mi
309 NE 16th St #4 Fort Lauderdale, FL	2.0	1.0	800	$2,200	$2.75	3d	1	0.36mi
600 NW 18th St Fort Lauderdale, FL	2.0	2.0	1100	$2,600	$2.36	25d	1	0.37mi
530 NE 20th St Wilton Manors, FL	2.0	2.0	1050	$2,000	$1.90	4d	1	0.38mi
530 NE 20th St Unit 4 Wilton Manors, FL	1.0	1.5	925	$1,550	$1.68	12d	1	0.38mi
530 NE 20th St Wilton Manors, FL	1.0	1.0	925	$1,600	$1.73	22d	1	0.38mi
530 NE 20th St Unit 9A Wilton Manors, FL	2.0	2.0	1050	$2,000	$1.90	12d	1	0.39mi
1534 NE 3rd Ave Fort Lauderdale, FL	2.0	1.0	900	$1,800	$2.00	25d	1	0.40mi
513 NE 21st Ct Wilton Manors, FL	2.0	1.0–2.5	1141	$3,057	$2.68	0d	14	0.42mi
701 NW 19th St Fort Lauderdale, FL	1.0–2.0	1.0–2.0	825	$1,700	$2.06	9d	2	0.42mi
550 NE 20th St Unit 4 Wilton Manors, FL	1.0	1.0	900	$1,925	$2.14	16d	1	0.43mi
550 NE 20th St Unit 5 Wilton Manors, FL	1.0	1.0	900	$1,925	$2.14	20d	1	0.43mi
550 NE 20th St Unit 6 Wilton Manors, FL	1.0	1.0	900	$1,950	$2.17	25d	1	0.43mi
1507 NE 5th Ave #3 Fort Lauderdale, FL	1.0	1.0	700	$1,600	$2.29	25d	1	0.51mi
1420 NW 3rd Ave Fort Lauderdale, FL	2.0	1.0	1076	$2,650	$2.46	25d	1	0.52mi
530 NE 15th Ct #7 Fort Lauderdale, FL	2.0	1.0	800	$2,250	$2.81	4d	1	0.53mi
1621 NW 7th Ter Unit B Fort Lauderdale, FL	2.0	1.0	698	$2,100	$3.01	20d	1	0.54mi
1445 NW 6th Ave Unit 1445 Fort Lauderdale, FL	2.0	1.0	825	$2,700	$3.27	25d	1	0.57mi
1432 NE 5th Ave Unit 4 Fort Lauderdale, FL	—	1.0	550	$1,550	$2.82	25d	1	0.58mi
1337 N Andrews Ave Unit 2 Fort Lauderdale, FL	2.0	2.0	1121	$2,500	$2.23	12d	1	0.59mi
801 NE 18th Ct #202 Fort Lauderdale, FL	2.0	2.0	1004	$2,500	$2.49	25d	1	0.59mi
1541 NW 8th Ave Unit 1541 Fort Lauderdale, FL	2.0	1.0	700	$1,975	$2.82	25d	1	0.63mi
1610 NW 9th Ave Unit 1610 Fort Lauderdale, FL	1.0	1.0	600	$1,700	$2.83	25d	1	0.63mi
1316 NE 2nd Ave Fort Lauderdale, FL	2.0	1.0	891	$3,200	$3.59	25d	1	0.65mi
1316 NE 2nd Ave Fort Lauderdale, FL	2.0	1.0	998	$3,200	$3.21	18d	1	0.65mi

HOA detail condo

• Monthly dues: $636 · $7,632/yr
• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-21
   days on market $149,900 Active 61 DOM
2. 2026-06-18
   remarks 578-char remark
3. 2026-06-18
   listed $149,900 Active 58 DOM

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

Taxation est. · year 1

• Rental income: $23,380
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,870
• − Management: −$1,870
• − HOA: −$7,632
• − Depreciation: −$4,361
• Taxable loss: −$3,748
• Est. tax savings @ 24.0%: +$900
• After-tax cash flow: $-693/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