2741 NE 8th Ave #14 · Wilton Manors, FL 33334

$210,000

2 bd · 1.0 ba · 600 sqft · Condo public records · 18 Days on market

Built 1970

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.6/30.0
• 1% rule +5.4/10.0
• Livability +4.5/5.0
• Schools +4.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR SPECIAL!! Charming and Bright 2bed/1bath Unit in Desirable Wilton Manors. Step into this inviting, sun-filled unit, located in the highly sought-after neighborhood of Wilton Manors. Featuring a coveted south-west exposure, the space is flooded with natural light, perfectly complementing the open-concept layout ideal for modern living & effortless entertaining. This property presents a fantastic opportunity for investors, as the building allows immediate rentals, providing flexibility & the potential for steady rental income. With a low HOA fee, it offers great value in this prime location. Enjoy the convenience of being within walking distance to vibrant nightlife, an a

Key facts

• Lush parks
• Immediate rentals
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• IMMEDIATE RENTALS
• LOW HOA FEE
• WALKING DISTANCE TO NIGHTLIFE
• DIVERSE DINING OPTIONS
• LUSH PARKS

Property features AI

Finance

• Financial info: Pets allowed with breed restrictions
• HOA & community: Monthly association fee: $415; Association covers maintenance of grounds and structure, sewer, trash, water, common areas, legal/accounting, and roof repairs; Association amenities include parking

Exterior

• Parking: Assigned parking; Guest parking; 1 open parking space
• Security: Smoke detector(s)
• Utilities: Water included in association; Sewer included in association; Electric service; Trash included in association
• Home design: Condominium; 2-story building; Entry level: 1; Faces southwest
• Construction: CBS construction
• Exterior features: First-floor entry; Not waterfront; West of US-1 road frontage

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Disposal; Electric water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Blinds; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $-349 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $207k (1.5% below list) — sets the bar for market timing.
• Cap rate 4.3% 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.
• Zoned schools: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% 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 (+2.0%/yr); 357 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 35% of the median local income ($75k/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 18 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.
• Current owner paid $112k; list at $210k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% 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 $206,850 (1.5% 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. 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. 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 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: 1.04% ✓
• Cap rate: 4.30%
• Cash-on-cash: -7.13%
• DSCR: 0.68
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.01% rent growth · sell at horizon

5-year hold

• IRR: -30.1%
• Equity multiple: 0.01×
• Total profit: $-58,023
• Equity at exit: $31,312

10-year hold

• IRR: -38.3%
• Equity multiple: -0.47×
• Total profit: $-86,159
• Equity at exit: $18,157

Cash invested: $58,800 (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 33334

• Home prices YoY: -34.6%
• Rents YoY: 2.0%
• Active inventory: 357
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,185 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$341 /mo · $4,088/yr
• Insurance: −$88
• HOA est. from 2 same-building comps: −$546
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-349

Break-even live

Break-even rent $2,627

Max offer price $148,273

Occupancy floor —

Sensitivity live

Price	-10% $-231	-5% $-290	+0% $-349	+5% $-409	+10% $-468
Rent	-10% $-522	-5% $-436	+0% $-349	+5% $-263	+10% $-177
Rate	-1.0pp $-244	-0.5pp $-296	base $-349	+0.5pp $-404	+1.0pp $-459

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3000 NE 6th Ave Wilton Manors, FL	2.0	1.0–2.0	921	$3,510	$3.81	1d	19	0.19mi
803 NE 21st Dr Wilton Manors, FL	1.0	1.0	650	$2,500	$3.85	26d	1	0.46mi
513 NE 21st Ct Wilton Manors, FL	2.0	1.0–2.5	1141	$3,822	$3.35	0d	14	0.49mi
1220 NE 24th St Wilton Manors, FL	1.0–2.0	1.0–2.0	894	$3,090	$3.46	1d	9	0.57mi
2020 NE 4th Ave Unit 2 Wilton Manors, FL	1.0	1.0	500	$1,500	$3.00	10d	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	19d	1	0.62mi
520 NE 20th St Wilton Manors, FL	1.0–3.0	1.0–2.0	947	$2,312	$2.44	0d	11	0.67mi
1822 N Dixie Hwy Unit 4 Fort Lauderdale, FL	1.0	1.0	650	$1,599	$2.46	10d	1	0.75mi
1151 NE 18th St Unit 5 Fort Lauderdale, FL	1.0	1.0	500	$1,650	$3.30	17d	1	0.77mi
1005 NE 17th Ct Fort Lauderdale, FL	1.0	1.0	621	$2,050	$3.30	26d	1	0.80mi
912 NE 17th Ct Unit 4 Fort Lauderdale, FL	1.0	1.0	650	$1,695	$2.61	1d	1	0.82mi
136 NE 19th Ct Wilton Manors, FL	1.0–2.0	1.0–2.0	965	$2,200	$2.28	17d	2	0.82mi
9 NE 19th Ct Unit 204C Wilton Manors, FL	1.0	1.0	750	$1,600	$2.13	14d	1	0.84mi
1150 NE 17th Ct Unit 11 Fort Lauderdale, FL	1.0	1.0	650	$1,690	$2.60	1d	1	0.84mi
1950 N Andrews Ave Unit 103D Wilton Manors, FL	1.0	1.0	750	$1,800	$2.40	26d	1	0.85mi
1460 NE 18th St Fort Lauderdale, FL	2.0	1.0	725	$2,200	$3.03	20d	2	0.86mi
1460 NE 18th St Fort Lauderdale, FL	2.0	1.0	725	$2,150	$2.97	19d	2	0.86mi
124 NE 19th Ct Unit B214 Wilton Manors, FL	1.0	1.0	750	$1,475	$1.97	26d	1	0.86mi
1460 NE 18th St #213 Fort Lauderdale, FL	2.0	1.0	725	$2,300	$3.17	4d	1	0.88mi
3801 Dixie Hwy Oakland Park, FL	2.0	1.0–2.0	944	$3,584	$3.80	0d	40	0.89mi
1125 NE 16th Pl #105 Fort Lauderdale, FL	1.0	1.0	575	$1,675	$2.91	26d	1	0.94mi
1125 NE 16th Pl Fort Lauderdale, FL	1.0–2.0	1.0	657	$1,950	$2.97	16d	2	0.94mi
610 Tennis Club Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	831	$2,300	$2.77	26d	2	0.99mi
630 Tennis Club Dr #206 Fort Lauderdale, FL	1.0	1.5	702	$2,000	$2.85	0d	1	1.00mi
826 NE 16th St Fort Lauderdale, FL	1.0	1.0	699	$1,690	$2.42	16d	1	1.01mi
828 NE 16th St Fort Lauderdale, FL	1.0	1.0	699	$1,690	$2.42	26d	1	1.02mi
660 Tennis Club Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	831	$2,500	$3.01	1d	3	1.05mi
1541 NE 15th Ave Unit 1541 Fort Lauderdale, FL	1.0	1.0	707	$2,500	$3.54	26d	1	1.08mi
1541 NE 15th Ave Unit 1541 Fort Lauderdale, FL	1.0	1.0	707	$2,350	$3.32	17d	1	1.08mi
1464 Dixie Hwy Unit 2 Fort Lauderdale, FL	2.0	1.0	750	$2,050	$2.73	26d	1	1.10mi
1470 N Dixie Hwy Fort Lauderdale, FL	1.0–2.0	1.0	658	$1,900	$2.89	1d	2	1.10mi
1470 N Dixie Hwy #2 Fort Lauderdale, FL	2.0	1.0	740	$1,900	$2.57	0d	1	1.10mi
1507 NE 5th Ave #3 Fort Lauderdale, FL	1.0	1.0	700	$1,600	$2.29	26d	1	1.11mi
701 NW 19th St Fort Lauderdale, FL	1.0–2.0	1.0–2.0	825	$2,000	$2.42	10d	2	1.14mi
581 NW 17th Pl Fort Lauderdale, FL	1.0	1.0	500	$1,600	$3.20	5d	1	1.14mi
1505 NE 15th Ave Unit 1-2 Fort Lauderdale, FL	2.0	1.0	580	$2,300	$3.97	23d	1	1.16mi
811 NE 14th Ct Unit Single family Fort Lauderdale, FL	1.0	1.0	480	$1,800	$3.75	26d	1	1.16mi
819 NE 14th Ct Unit B Fort Lauderdale, FL	1.0	1.0	468	$1,700	$3.63	1d	1	1.18mi
1436 NE 2nd Ave Fort Lauderdale, FL	1.0	1.0	500	$1,699	$3.40	10d	1	1.19mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-22
   days on market $210,000 Active 18 DOM
2. 2026-06-21
   days on market $210,000 Active 17 DOM
3. 2026-06-18
   days on market $210,000 Active 14 DOM
4. 2026-06-17
   days on market $210,000 Active 13 DOM
5. 2026-06-16
   days on market $210,000 Active 12 DOM
6. 2026-06-15
   days on market $210,000 Active 11 DOM
7. 2026-06-13
   days on market $210,000 Active 9 DOM
8. 2026-06-09
   days on market $210,000 Active 5 DOM
9. 2026-06-08
   days on market $210,000 Active 4 DOM
10. 2026-06-07
    pricedays on marketlisting id $210,000 Active 3 DOM
11. 2026-05-31
    days on market $215,000 Active 81 DOM
12. 2025-01-27
    listed $215,000 Active
13. 2024-05-04
    historical $1,800
14. 2024-04-02
    listed $1,800
15. 2015-11-02
    soldstatus $112,000
16. 2005-10-19
    soldstatus $175,000

ⓘ 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: $4,088 · $341/mo
• Projected year-2 tax: $4,088 · $341/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 4/10 Moderate FEMA zone X (shaded) · 17% 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: $26,218
• − Mortgage interest: −$11,763
• − Property taxes: −$4,088
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,097
• − Management: −$2,097
• − HOA: −$6,552
• − Depreciation: −$6,109
• Taxable loss: −$7,539
• Est. tax savings @ 24.0%: +$1,809
• After-tax cash flow: $-2,384/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): 30,935
• Household income: $75,361
• Rent vs Own: 43.3% rent · 56.7% own
• Severe rent burden: 1755.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 43% Hispanic / Latino 32% Two or more races 25% Black 17% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 4%
• Common ancestry: Hispanic 5% Lithuanian 3% Romanian 2%
• Foreign-born: 31% · Canada, Jamaica, Vietnam
• Languages at home: 59% English-only · Spanish 28% Other Indo-European 5% French/Haitian/Cajun 5%

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: ▼ -208.58%
• Current HPI: 394.9526
• Rent YoY: ▲ 2.01%
• 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

+22.9% since first listed

5 events — show timeline

• 2025-01-27 Listed $215,000 Beaches MLS
• 2024-05-04 Rental Removed $1,800 GFLMLS
• 2024-04-02 Listed for Rent $1,800 GFLMLS
• 2015-11-02 Sold (Public Records) $112,000 Public Records
• 2005-10-19 Sold (Public Records) $175,000 Public Records

Property tax history

+9.3%/yr

Latest (2025): $4,088 · +13.6% YoY. Source: county tax records.