| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Good |
| Demographics | 68th | Best |
| Amenities | 45th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2500 NW 9th Ave, Wilton Manors, FL, 33311, US |
| Region / Metro | Wilton Manors |
| Year of Construction | 1972 |
| Units | 22 |
| Transaction Date | 2013-11-21 |
| Transaction Price | $2,841,800 |
| Buyer | PIRITA INVESTMENT & DEVELOPMENT FUND LLC |
| Seller | MANORS 40 LLC |
2500 NW 9th Ave Wilton Manors 22-Unit Value-Add
Elevated ownership costs in the neighborhood support durable rental demand, and, according to WDSuite’s CRE market data, fundamentals point to stable occupancy with room for operational upside.
Wilton Manors sits within the Fort Lauderdale-Pompano Beach-Sunrise metro and scores a B+ neighborhood rating, placing it above the metro median (rank 128 of 345). For investors, the immediate takeaway is a renter-demand story supported by a high-cost ownership landscape and steady household incomes, while day-to-day livability hinges more on groceries and restaurants than on parks or cafes.
Amenity access is mixed: grocery density is competitive among Fort Lauderdale-Pompano Beach-Sunrise neighborhoods (rank 36 of 345) and in the top quartile nationally, while restaurant options also rate well (rank 109 of 345; above national median). By contrast, parks and cafes are sparse locally (both ranked 345 of 345), suggesting residents rely on nearby districts for certain lifestyle amenities. Lease-up and retention strategies should lean on convenience to daily needs rather than green space.
Home values in the neighborhood are elevated (nationally high percentile), and the value-to-income ratio ranks near the top of U.S. neighborhoods, which generally reinforces reliance on rental housing and supports pricing power when paired with effective lease management. Rent-to-income appears relatively manageable versus national norms, which can aid renewal velocity and reduce turnover risk. Neighborhood occupancy is around the metro midpoint, indicating room to capture performance through asset-level operations rather than market tailwinds alone.
Demographics within a 3-mile radius show population and household growth over the last five years with further expansion projected by 2028, pointing to a larger tenant base and continued depth for multifamily demand. Renter-occupied housing constitutes a meaningful share of units in this 3-mile area, supporting a stable leasing funnel for a 22-unit asset. The property’s 1972 vintage is slightly older than the neighborhood average year built, highlighting potential value-add via interior updates and systems modernization to compete effectively against newer stock.
Safety indicators are mixed. Relative to the metro, the neighborhood’s crime position sits below the median (rank 207 of 345), and compared with neighborhoods nationwide it trends below the national median for safety (around the 38th percentile). Recent data also show a modest year-over-year increase in violent offenses and a larger uptick in property incidents. For underwriting, this argues for routine security measures and attention to lighting, access control, and resident communications, while recognizing that safety performance varies by block and over time.
Nearby employers span corporate headquarters and regional offices that support a broad workforce tenant base and convenient commutes, including AutoNation, Tenet Healthcare, Office Depot, Johnson & Johnson, and Mosaic.
- AutoNation — automotive retail (2.7 miles) — HQ
- Tenet Healthcare Corporation, Florida Region — healthcare services (12.7 miles)
- Office Depot — office supplies (17.0 miles) — HQ
- Johnson & Johnson — pharmaceuticals (19.7 miles)
- Mosaic — fertilizers (24.0 miles)
This 22-unit, 1972-built property offers a value-add angle in a neighborhood where high ownership costs sustain multifamily demand and renter concentration provides a reliable leasing pipeline. Neighborhood occupancy trends are roughly mid-pack for the metro, so outsized results will likely come from property-level execution: targeted renovations, amenity positioning around daily convenience, and disciplined lease management.
According to CRE market data from WDSuite, grocery and restaurant access is strong relative to peers, while limited parks and cafes suggest a focus on in-unit finishes and practical amenities to win renewals. Within a 3-mile radius, population and household growth—with rising incomes and a sizable renter-occupied share—support ongoing absorption and rent durability, while a high-cost ownership market reinforces renter reliance on multifamily housing.
- Elevated home values and value-to-income ratios bolster rental demand and pricing power when managed carefully.
- 3-mile demographics indicate population and household growth, expanding the tenant base and supporting occupancy stability.
- 1972 vintage creates a clear value-add path via interior upgrades and systems modernization to improve competitiveness.
- Strong access to groceries and restaurants supports livability; lean into convenience-forward amenities and operations.
- Risks: safety metrics track below the national median and occupancy is mid-metro; plan for security, targeted capex, and disciplined leasing.