| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 48th | Poor |
| Demographics | 10th | Poor |
| Amenities | 42nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2070 Braman Ave, Fort Myers, FL, 33901, US |
| Region / Metro | Fort Myers |
| Year of Construction | 1985 |
| Units | 22 |
| Transaction Date | 2009-06-23 |
| Transaction Price | $363,000 |
| Buyer | SAUNDERS DALE |
| Seller | BLUE VALLEY APARTMENTS INC |
2070 Braman Ave Fort Myers Multifamily Investment
According to WDSuite’s CRE market data, neighborhood occupancy has trended upward and renter demand is supported by a high renter-occupied housing share, indicating depth for small-unit leasing. This positioning may favor stable tenancy while leaving room for value-add execution as operations are optimized through commercial real estate analysis.
Located in an inner-suburb pocket of Fort Myers, the property sits in a neighborhood rated C- where occupancy ranks 46th out of 211 metro neighborhoods — a top quartile position locally — though performance is around the middle of the pack nationally. For investors, this suggests a base of demand that has been resilient, with room to outperform through targeted asset management rather than relying solely on market lift.
Renter-occupied housing represents a large share of neighborhood units (ranked 7th of 211 in the metro; high 96th percentile nationally), pointing to a deep tenant base for smaller, efficient floor plans. Within a 3-mile radius, population and household counts have been growing and are projected to expand meaningfully by 2028, supporting a larger renter pool and reinforcing occupancy stability.
Daily-needs access is a relative strength: grocery availability ranks 11th of 211 locally and sits in the high national percentiles, and restaurants are also in the metro’s top quartile. By contrast, cafes, parks, and pharmacies are limited in this immediate neighborhood, which can affect walkable lifestyle appeal but also underscores a workforce-housing profile where proximity to essentials matters most.
Home values in the neighborhood track below many Florida coastal submarkets, and median contract rents have risen from prior years. For investors, this mix can sustain rental demand while requiring thoughtful lease management to navigate affordability pressure and retention. Average school ratings in this area are comparatively low, which may temper demand from some family renters but has less impact on studios and smaller formats typically oriented to singles, couples, or workforce tenants.
Vintage context matters: the neighborhood’s average construction year skews older (1960s), while this asset was built in 1985, offering relative competitiveness versus older stock. Investors should still underwrite system modernization and common-area upgrades that can enhance leasing velocity and support rent positioning versus aging comparables.
Neighborhood safety indicators are competitive among Cape Coral–Fort Myers neighborhoods (ranked 64th of 211), and the area trends stronger than the national average overall. Recent year-over-year declines in both property and violent offense rates suggest improving conditions, according to WDSuite’s market data. As always, safety varies by block and over time, so prudent underwriting should consider property-level security, lighting, and resident engagement.
Regional employment access is driven by a mix of corporate and service-sector roles; proximity to a major headquarters supports commuter convenience and broadens the renter catchment for workforce housing.
- Hertz Global Holdings — corporate offices (14.3 miles) — HQ
This 1985 vintage, small-unit multifamily asset benefits from a renter-heavy neighborhood and metro-top-quartile occupancy, with relative competitiveness versus older local stock. Within a 3-mile radius, population and households have increased and are projected to post further, meaningful gains by 2028 — dynamics that support a larger tenant base and occupancy stability. According to CRE market data from WDSuite, daily-needs access (notably groceries and restaurants) is a local advantage, while limited parks, pharmacies, and cafes point to a workforce profile where value-oriented positioning can perform.
Rents have climbed from prior years and are forecast to continue rising, which can support revenue growth if paired with targeted upgrades and careful lease management to mitigate affordability pressure and retention risk. Given the property’s newer-than-neighborhood vintage, selective modernization of systems and finishes offers clear value-add levers to enhance competitiveness without overcapitalizing.
- Renter-heavy location with metro-top-quartile occupancy supports demand depth and leasing stability
- 1985 vintage is newer than much of the area’s housing stock, enabling targeted value-add
- Daily-needs access (groceries, restaurants) aligns with workforce renter preferences
- Demographic growth within 3 miles expands the future renter pool and supports occupancy
- Risks: limited parks/pharmacies/cafes and rising rents require prudent retention and expense planning