Single-Story
For Sale
$1,275,000
2500 NW 3RD Avenue, Wilton Manors, FL 33311
Residential Income, Wilton Manors, FL
Property Size3,184 SF
Lot Size0.17 Acres
Price / SF$400.44
Days on Market47
Property Features for 2500 NW 3RD Avenue
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning
RM-16
Bedrooms
5
Full bathrooms
5
Rooms
Bedroom 1, Bedroom 4, Bedroom 5, Bathroom 3, Bedroom 3, Bathroom 1, Bathroom 2, Bathroom 4, Bedroom 2, Bathroom 5
Window features
Blinds, Plantation Shutters
Patio and Porch features
Porch, Patio
Pets allowed
Dogs OK, Yes, Cats OK
Exterior features
Garden
Fencing
Privacy
Subdivision
BEULALAND
Lot features
Corner Lot
Elementary school
Wilton Manors
Middle school
Sunrise
High school
Fort Lauderdale
Standard status
Active
APN
494227010090
Size
3,184 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
BEULALAND 7-33 B LOT 12 BLK 1
Tax Annual Amount
15105
Legal Description
BEULALAND 7-33 B LOT 12 BLK 1
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Ceiling Fan(s), Electric, Central Air
Water source
Public
Building Details
Year built
1960
Floors in Building
1
Number of units
4
Flooring type
Tile, Laminate
Building materials
Block, CBS, Stone, Stucco
Roof type
Shingle
Listing Agency:
Alrei Real Estate Services LLC
(954) 918-3594
Listed By:
Reinaldo Cunha · License #3227983
(954) 563-9889
Added: Jul 24
Changed: Sep 8
Last Checked: Sep 8 at 11:06PM
MLS# B26056320
Copyright © 2026 BeachesMLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This single-level quadplex contains 3,184 square feet and four income-producing residential units. Built in 1960, the property has block, CBS, stone, and stucco construction, with laminate and tile flooring. Central electric heating and cooling, ceiling fans, a shingle roof, and a combination of patio and porch areas support the existing configuration.
The 0.17-acre property is located in Wilton Manors at 2500 NW 3RD Avenue, with access to public water and public sewer. Wilton Drive, Downtown Fort Lauderdale, shopping, dining, beaches, and major highways are described as minutes away. RM-16 zoning applies. The four-unit layout also supports an owner-occupant approach, with one unit available for personal use while the remaining three generate income.
The 0.17-acre property is located in Wilton Manors at 2500 NW 3RD Avenue, with access to public water and public sewer. Wilton Drive, Downtown Fort Lauderdale, shopping, dining, beaches, and major highways are described as minutes away. RM-16 zoning applies. The four-unit layout also supports an owner-occupant approach, with one unit available for personal use while the remaining three generate income.
Key Highlights
- 3,184‑square‑foot quadplex with four income‑producing units
- 0.17‑acre property in Wilton Manors at 2500 NW 3RD Avenue
- RM‑16 zoning designation
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$53,077
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.16%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,061,540
$1.1M
Cap Rate 7%
$758,243
$758.2K
Cap Rate 9%
$589,744
$589.7K
Market Conditions
NOI Build-Up for 3,184 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$80.2K $25.20/SF
− Vacancy
−$4.4K −$1.39/SF
EGI
$75.8K $23.81/SF
− OpEx
−$22.7K −$7.14/SF
NOI
$53.1K $16.67/SF
Area
Broward County, FL
Vacancy
5.50%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,061,540
Cap Rate 7%
$758,243
Cap Rate 9%
$589,744
Alternative Uses
Best Use
Multifamily LT 5
$758.2K
$663.5K – $884.6K
NOI $53,077 @ 7.0% cap · market cap 4.16%
Second Best
Apartment 5plus
$699.5K
$612.1K – $816.1K
NOI $48,968 @ 7.0% cap · market cap 3.84%
Theoretical Best
Office A
$1.62M
$1.41M – $1.88M
NOI $113,076 @ 7.0% cap · market cap 8.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
1,487
Businesses Nearby
Explore this area
Business Placement
Demographics for 33311, FL
69,413
Population
27,330
Households
2.5
Avg Household Size
37
Median Age
18%
College-Educated
81%
High-School Grad
10.4 sq mi
ZIP Area
6,674
Density / Sq Mi
$51,918
Median Household Income
$32,717
Median Earnings
$1,385
Median Rent
$276,600
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Four residential units offer a multifamily income property with RM-16 zoning and owner-occupant flexibility.
Where is this quadplex located?
The property is located at 2500 NW 3RD Avenue Wilton Manors, FL.
What is the asking price?
The asking price for this property is $1,275,000.
What are key features of this property?
This property features: 3,184‑square‑foot quadplex with four income‑producing units; 0.17‑acre property in Wilton Manors at 2500 NW 3RD Avenue; RM‑16 zoning designation
