| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 31st | Poor |
| Amenities | 51st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1100 SW 4th Ave, Delray Beach, FL, 33444, US |
| Region / Metro | Delray Beach |
| Year of Construction | 1980 |
| Units | 60 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1100 SW 4th Ave Delray Beach Multifamily Opportunity
Neighborhood occupancy runs at 98.5% (neighborhood-level, not property-specific), indicating durable renter demand in Delray Beach, according to WDSuite’s CRE market data. This positioning supports stable leasing fundamentals for investors evaluating scale and long-term hold potential.
Situated in Delray Beach’s inner-suburban fabric, the area balances lifestyle amenities with workforce access. Parks score in the top quartile nationally, while restaurants are above national norms; everyday convenience is present, though pharmacy and café density is limited. Average school ratings trend below national midpoints, which can influence unit mix strategy and marketing to households.
For income properties, the neighborhood’s occupancy ranks 12 out of 319 metro neighborhoods (top tier locally and top decile nationally), reinforcing expectations for leasing stability through cycles. The share of housing units that are renter-occupied is elevated versus most areas (high national percentile), pointing to a deeper tenant base and steady absorption for multifamily product.
Within a 3-mile radius, population grew over the last five years and households increased by 6.3%, with forecasts calling for a further 33.2% rise in household count alongside smaller average household sizes. That dynamic typically expands the renter pool and supports occupancy stability, particularly for well-managed, mid-scale assets.
Ownership costs are relatively high for the neighborhood compared with incomes (value-to-income ratio sits in a high national percentile), which tends to sustain reliance on rental housing and can support pricing power. Median contract rents are above national medians and have risen materially over five years, and WDSuite’s commercial real estate analysis indicates continued rent growth at the neighborhood level, though affordability management (rent-to-income about 0.26) remains an important leasing consideration.
Safety metrics are mixed when compared across scales. Overall crime performance sits below the metro median (ranked 231 out of 319 West Palm Beach–Boca Raton–Boynton Beach neighborhoods), yet specific categories are comparatively stronger: estimated violent-offense rates are competitive among metro peers (rank 101 of 319; top quartile nationally), and property-offense rates also trend in stronger national percentiles. Recent year-over-year changes show some volatility, so prudent operators often emphasize lighting, access control, and community engagement to support resident retention.
Nearby employers span retail headquarters, healthcare administration, food distribution, and auto retail corporate operations — a mix that supports commuter convenience and broad renter demand for workforce and professional households.
- Office Depot — corporate HQ (3.9 miles) — HQ
- Tenet Healthcare Corporation, Florida Region — healthcare administration (15.9 miles)
- Siegel Financial Group - Northwestern Mutual — financial services (18.5 miles)
- Sysco Southeast Florida — food distribution (22.3 miles)
- AutoNation — auto retail corporate offices (22.7 miles) — HQ
1100 SW 4th Ave offers a 60-unit multifamily footprint built in 1980, positioned in a neighborhood with consistently high occupancy and a sizable renter-occupied housing share. The vintage suggests scope for targeted capital improvements and value-add renovations to enhance rentability against a mix of older stock nearby, while strong neighborhood occupancy supports lease-up and retention. According to CRE market data from WDSuite, neighborhood-level occupancy and NOI per unit perform above most peers, reinforcing the case for durable operations.
Within a 3-mile radius, households have grown and are projected to expand further even as average household size trends down, typically enlarging the renter pool and supporting stabilized demand. Elevated ownership costs relative to incomes in the neighborhood underpin ongoing reliance on rental housing; at the same time, rent-to-income conditions warrant attentive lease management to balance pricing power with retention. Amenity access is solid for parks and dining, though schools and pharmacy/café density are weaker, which operators can address through service-driven resident programming.
- High neighborhood occupancy and strong NOI positioning support stable cash flow potential
- 1980 vintage provides value-add and modernization upside versus older local competitors
- Growing household counts within 3 miles point to a larger tenant base and leasing durability
- High-cost ownership context reinforces multifamily demand and pricing power over time
- Risks: below-median school ratings, limited pharmacy/café density, and recent safety volatility require proactive management