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Property profile & analytics
OFF-MARKET
Estimated value
$695,000
Office buildings
2650 Andrews Ave Wilton Manors, FL 33311-2550
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US18-4412500
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1952
Construction
CONCRETE
Total area
1,493 SF
Lot
0.24 ac (10,332 SF)
Zoning code
B-2
APN
49-42-27-12-1240
UPID
US18-4412500
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$775k
CAP Approach
CAP
$705k
Comparable Approach
Comparable
$517k
Blend (final)
Blend
$695k
Owner & transaction history
2650 N Andrews Ave LLC · 1 yrs held
2650 N Andrews Ave LLC
since 2025
Last sale
$685,000
4 recorded transactions
Zoning & alternative use
B-2 · Wilton Manors, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.1M
+201.7%
Medical building
$695,000
+86.9%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Wilton Manors submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Wilton Manors submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$790,000
ML approach
$775,000
CAP Approach
CAP Return
Estimation
6%
$765,000
6.5%
$705,000
7%
$655,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,125,000
Change: +202% · Conversion: Difficult
MEDICAL BUILDING
$695,000
Change: +87% · Conversion: Easy
Blend value · Realmo final
$695k
Range $626k – $765k · ±10% · vs last sale $685k (Nov 6 2024)
Last sale anchor
$685k
Nov 6 2024
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$466 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$11,258
Tax year 2023
Assessed value
$522,340
Assessed 2023
Previous assessed
$522,340
+0.0% YoY
Effective rate
2.16%
On assessed value
Assessed land
$123,980
Assessed improvement
$398,360
Land market value
$123,980
Improvement market value
$398,360
Total market value
$522,340
Applied tax rate
912.0000
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
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1952
Construction
CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Bathrooms
1
Total area
1,493 SF
Lot
0.24 ac (10,332 SF)
Zoning code
B-2
APN
49-42-27-12-1240
UPID
US18-4412500
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
B-2 · Wilton Manors, FL
Zoning B-2 · permitted uses
B-2 · Wilton Manors, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Wilton Manors. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$695,000
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1952
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
1
Lot
0.24 ac
Current owner
From public records · entity-resolved
2650 N Andrews Ave LLC
Entity
Mailing address
2650 N ANDREWS AVE, WILTON MANORS, FL 33311-2550
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 6, 2025
$685,000
2650 N Andrews Ave LLC
La Clinique 300 INC
Warranty Deed
$451,500 · Velocity Commercial Capital LLC
Oct 21, 2024
—
La Clinique 300 INC
—
Deed
related
$30,000 · Alix J Montes
Dec 2, 2021
$599,000
La Clinique 300 INC
2650 North Andrews Ave LLC
Warranty Deed
$814,000 · Benfam Holdings Pr LLC
Aug 19, 2002
—
2650 North Andrews Avenue LLC
Leeds,marilyn
Quit Claim Deed
related
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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