Individually Owned 
For Lease
1 / 26
$36 SF/Yr
2101 N Andrews Ave, Wilton Manors, FL 33311
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Property summary
AI-generated overview
The property consists of a 3,000 sq ft office suite located on the second floor of a building in Wilton Manors, Florida, with a layout configured to support a variety of office uses. The interior arrangement is flexible and can accommodate options such as open collaboration areas, private offices, and meeting spaces for administrative operations, client meetings, or hybrid work. The site includes a lot size of 1.9452 acres, and the zoning classification is B-2.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1975
Construction
CONCRETE
Total area
43,902 SF
Lot
1.29 ac (56,031 SF)
Zoning code
B-2
APN
49-42-27-00-0305
UPID
US18-7993054
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Postal Service Courier Service
-
Physician Medical Clinic
-
Law Firm
-
Travel Agency Tour Operator
-
Construction Company
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.36M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.13M
Blend (final)
Blend
$7.20M
Owner & transaction history
since 2025
Last sale
$5.9M
2 recorded transactions
Zoning & alternative use
B-2 · Wilton Manors, FL
Zoning description
This district is intended to permit uses that will accommodate a highly diversified category of business capable of serving the entire community in accordance with the city future land use plan
General category
COMMERCIAL
Top alternative use upside
Retail stores
$11.0M
+0.8%
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 5 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$7.20M
Value range
$6.48M – $7.92M
±10% around blend
Estimated value / SF
$164 / SF
Confidence
High
5 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
50
Income certainty
100
$6.48M
blend $7.20M
$7.92M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
43,902 SF
Lot area
1.29 ac
Year built
1975
Stories
4
APN
49-42-27-00-0305
Zoning
B-2
Assessed value
$6,202,070
Annual tax
$138,087
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$138,087
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$6.81M
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
3.3 mi away · 42,445 SF
4.2 mi away · 35,477 SF
9.6 mi away · 56,775 SF
15.9 mi away · 32,142 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$7.20M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 19 sales
$249
-34%
Submarket 627 sales
$474
-65%
County 1253 sales
$455
-64%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $164/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+1%
vs current-use indication
Office Building · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$16.62M
Move the market yield to see immediate price impact.
Value / SF
$379
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$1.05M
$20.95M
$14.96M
$11.64M
$1.16M
$23.27M
$16.62M
$12.93M
$1.28M
$25.60M
$18.29M
$14.22M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$4.55M
3.1 mi · Jan 2026 · $134/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$138,087
Tax year 2023
Assessed value
$6,202,070
Assessed 2023
Previous assessed
$6,202,070
+0.0% YoY
Effective rate
2.23%
On assessed value
Assessed land
$560,310
Assessed improvement
$5,641,760
Land market value
$560,310
Improvement market value
$5,641,760
Total market value
$6,202,070
Applied tax rate
912.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
For Lease
Year built
1975
Construction
CONCRETE
Heating
NONE
Stories
4
Total area
43,902 SF
Lot
1.29 ac (56,031 SF)
Zoning code
B-2
APN
49-42-27-00-0305
UPID
US18-7993054
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
B-2 · Wilton Manors, FLZoning B-2 · permitted uses
B-2 · Wilton Manors, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
This district is intended to permit uses that will accommodate a highly diversified category of business capable of serving the entire community in accordance with the city future land use plan
General category
COMMERCIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1975
Construction
CONCRETE
Heating
NONE
Stories
4
Lot
1.29 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
B-2
COMMERCIAL
Jurisdiction
Wilton Manors, FL
Recorded code
B-2
Official district
B-2
Official district profile
What the municipal code says about B-2
Zoning description
This district is intended to permit uses that will accommodate a highly diversified category of business capable of serving the entire community in accordance with the city future land use plan
General category
COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for B-2 in Wilton Manors, FL.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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