| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Good |
| Demographics | 69th | Best |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2520 N Andrews Ave, Wilton Manors, FL, 33311, US |
| Region / Metro | Wilton Manors |
| Year of Construction | 1975 |
| Units | 24 |
| Transaction Date | 2022-09-29 |
| Transaction Price | $6,500,000 |
| Buyer | RAM ANDREWS LLC |
| Seller | WILTON PROPERTY MANAGEMENT LLC |
2520 N Andrews Ave Wilton Manors Multifamily Investment
Renter demand is supported by a high renter-occupied presence in the neighborhood and strong access to daily amenities, according to CRE market data from WDSuite. Investors should view this location as positioned for steady leasing with pricing set by a high-cost ownership market across Broward County.
Located in Wilton Manors within the Fort Lauderdale-Pompano Beach-Sunrise metro, the neighborhood scores well for overall quality (A) and ranks in the top quartile among 345 metro neighborhoods, based on WDSuite s CRE market data. The setting reads as an inner-suburb location with established housing stock and consistent renter demand supported by nearby employment and services.
Daily-life amenities are a relative strength: restaurants and parks register in the 99th percentile nationally, pharmacies also in the 99th percentile, and grocery access sits above national averages. Caf e9 density is limited, which may temper some walk-to-coffee appeal, but overall amenity access remains a tailwind for lease retention.
Multifamily fundamentals point to a durable tenant base. The share of housing units that are renter-occupied ranks in the upper tier nationally, indicating depth for leasing and renewals. Neighborhood occupancy has trended higher over the past five years and sits near metro norms, supporting expectations for stable performance through cycles. Median contract rents are higher than many peer areas locally, aligning with an ownership market characterized by elevated home values (nationally high percentile), which tends to sustain reliance on rental housing.
Within a 3-mile radius, population and household counts have grown and are projected to continue expanding, while average household size trends smaller. That combination points to a larger tenant base with more one- and two-person households entering the market supporting occupancy stability and ongoing demand for smaller floor plans. Income measures in the same 3-mile view have strengthened in recent years, reinforcing the ability to support rent levels commensurate with the area s amenity access and location fundamentals.
Vintage implications: The property s 1975 construction is slightly newer than the neighborhood s average vintage (early 1970s). For investors, this typically suggests competitive positioning versus older nearby stock while still warranting targeted capital planning for building systems and value-add common area or interior upgrades.
Neighborhood safety indicators are generally above national averages, per WDSuite s CRE market data. Overall crime levels benchmark around the 64th percentile nationally (safer than many areas), with property offenses performing in the top quartile nationally, aided by a notable year-over-year improvement. Violent offense metrics track closer to national averages, and recent data show some volatility that merits routine monitoring as part of ongoing asset management.
In practical terms, investors can view the risk profile as comparatively favorable for South Florida inner-suburb locations, while maintaining standard operating practices: monitor trends quarterly, coordinate with property management on lighting and access controls, and align security measures with resident expectations.
Nearby employers span automotive retail headquarters, healthcare services, office supply corporate operations, and diversified pharmaceuticals and materials. This mix supports workforce housing demand and commute convenience that can aid tenant retention, particularly for residents employed by AutoNation, Tenet Healthcare, Office Depot, Johnson & Johnson, and Mosaic.
- AutoNation automotive retail (2.7 miles) HQ
- Tenet Healthcare Corporation, Florida Region healthcare services (13.0 miles)
- Office Depot office supplies (17.0 miles) HQ
- Johnson & Johnson pharmaceuticals (19.9 miles)
- Mosaic fertilizers & materials (24.0 miles)
2520 N Andrews Ave is a 24-unit, 1975-vintage asset positioned in an inner-suburb of Fort Lauderdale with strong amenity access and a renter-heavy housing landscape. Neighborhood occupancy has improved over the last five years and trends near metro norms, while median rents and home values indicate a high-cost ownership market that typically sustains rental demand. Based on CRE market data from WDSuite, the surrounding area s amenity density and above-average national safety positioning support a case for steady leasing and tenant retention.
The 1975 vintage creates a straightforward value-add path: modernize interiors and common areas to compete against newer stock, and plan for systems upgrades as part of long-term capital stewardship. Within a 3-mile radius, population and households are expanding and projected to continue growing as average household size declines, indicating a wider renter pool for smaller floor plans. Key risks to underwrite include affordability pressure relative to local incomes and monitoring of violent offense trends, even as property crime indicators show improvement.
- Inner-suburb location with top-tier amenity access and nationally above-average safety supports leasing stability.
- Renter-occupied concentration and metro-consistent occupancy point to depth of tenant demand and renewals.
- 1975 vintage allows for targeted value-add and systems planning to enhance competitive positioning.
- 3-mile demographics show population and household growth with smaller household sizes, expanding the renter pool.
- Risks: affordability pressure may affect retention; monitor violent offense trends despite improving property crime metrics.