| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Fair |
| Demographics | 55th | Fair |
| Amenities | 27th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 100 Newlake Dr, Boynton Beach, FL, 33426, US |
| Region / Metro | Boynton Beach |
| Year of Construction | 1995 |
| Units | 24 |
| Transaction Date | 1995-03-09 |
| Transaction Price | $1,562,400 |
| Buyer | BOYNTON BCH I LTD PNTR |
| Seller | SCHARLIN HOWARD R |
100 Newlake Dr, Boynton Beach Multifamily Opportunity
Household growth within a 3‑mile radius and a strong employer base point to durable renter demand, according to WDSuite’s CRE market data. Focus is on steady absorption rather than outsized rent swings in this inner-suburban Boynton Beach location.
Situated in an inner-suburban pocket of Boynton Beach (Neighborhood rating: B-), the area combines everyday convenience with investment fundamentals that skew stable rather than cyclical. Cafes and grocery access are strengths (both competitive among West Palm Beach–Boca Raton–Boynton Beach neighborhoods), while parks and pharmacies are less concentrated nearby, shaping a lifestyle that relies on private amenities and short drives for certain services, based on CRE market data from WDSuite.
Rents at the neighborhood level trend on the higher side versus many U.S. areas, and the renter-occupied share is roughly one‑third of housing units (34.1%). For investors, that tenure mix suggests a defined but not saturated renter pool, supporting lease-up and renewals without excessive concession pressure in typical conditions. Note that the stated occupancy refers to the neighborhood, not this property; neighborhood occupancy has been softer recently, so underwriting should emphasize marketing reach and lease management to capture demand from surrounding households.
Within a 3‑mile radius, population and household counts have grown over the past five years, with projections indicating further increases in households. That expansion translates to a larger tenant base over time, supporting occupancy stability and giving operators more latitude to segment by unit type and price point. If household counts rise while average household size trends lower, demand often tilts toward professionally managed apartments rather than larger single-family options.
Home values in the neighborhood sit near the middle of the national distribution, which means ownership is not uniformly high-cost. For multifamily operators, that can introduce light competition from entry-level ownership, making differentiation through finishes, amenities, and professional management important for retention and pricing power. The average neighborhood construction year is late‑1990s; this property’s 1995 vintage is slightly older, pointing to potential value‑add via unit modernization and selective capital projects (systems, interiors) to stay competitive against newer stock.
Safety indicators are a relative strength for this neighborhood. It ranks 1 out of 319 metro neighborhoods for lower crime, placing it among the best in the West Palm Beach–Boca Raton–Boynton Beach area and in the top tier nationally, per WDSuite. Recent year-over-year trends also show meaningful declines in both violent and property offenses, reinforcing a favorable backdrop for renter retention and leasing.
As always, conditions can vary by micro-location and over time; investors should evaluate on-site security measures and property management practices alongside these area-level trends.
Proximity to regional corporate employers supports a broad renter base and commute convenience for workforce and professional tenants. Notable nearby employers include Office Depot, Siegel Financial Group - Northwestern Mutual, Sysco Southeast Florida, Tenet Healthcare Corporation (Florida Region), and NextEra Energy.
- Office Depot — corporate offices (8.4 miles) — HQ
- Siegel Financial Group - Northwestern Mutual — financial services offices (13.3 miles)
- Sysco Southeast Florida — foodservice distribution offices (17.1 miles)
- Tenet Healthcare Corporation, Florida Region — healthcare administration offices (19.5 miles)
- NextEra Energy — energy corporate offices (23.5 miles) — HQ
100 Newlake Dr offers a 24‑unit, 1995‑vintage asset in an inner-suburban Boynton Beach neighborhood where amenities and corporate employment help sustain multifamily demand. Neighborhood safety trends rank among the strongest in the metro, and 3‑mile household growth expands the local tenant base over the medium term. According to CRE market data from WDSuite, neighborhood occupancy has run softer recently, which places a premium on targeted marketing, unit quality, and rent-to-income alignment to drive renewals.
The property’s slightly older vintage versus late‑1990s neighborhood stock suggests actionable value‑add through interior refreshes and selective capex, positioning units competitively against newer alternatives. Ownership costs are mid-range in context, so operators should emphasize service and finishes to retain residents who might consider entry-level ownership, while leveraging proximity to major employers for leasing velocity.
- Inner-suburban location with strong safety profile and commute access supports renter retention
- 3‑mile household growth expands the tenant base, aiding occupancy and leasing over time
- 1995 vintage enables value‑add via unit modernization and selective systems upgrades
- Nearby corporate employers bolster leasing velocity across professional and workforce segments
- Risks: neighborhood occupancy softness and affordability pressure require disciplined pricing and retention strategies