| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Fair |
| Demographics | 29th | Poor |
| Amenities | 56th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4100 Coquina Winds Way, Greenacres, FL, 33463, US |
| Region / Metro | Greenacres |
| Year of Construction | 2013 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4100 Coquina Winds Way, Greenacres Multifamily Investment
2013-vintage, 32-unit asset positioned for steady renter demand and competitive leasing, according to WDSuite s CRE market data. Neighborhood-level indicators point to durable occupancy alongside manageable operational risk in an inner-suburban Palm Beach County location.
Located in the Inner Suburb fabric of Greenacres within the West Palm Beach-Boca Raton-Boynton Beach metro, the surrounding neighborhood posts strong occupancy and stable renter demand at the neighborhood level, not the property. Occupancy ranks among the top quartile nationally and is competitive among metro sub-areas, suggesting support for lease stability and fewer prolonged vacancies; these takeaways are based on commercial real estate analysis from WDSuite and broader multifamily property research trends.
Renter concentration is meaningful, with 56.7% of housing units renter-occupied in the neighborhood. For investors, that indicates a deep tenant base and consistent demand for professionally managed apartments. Rent-to-income dynamics show some affordability pressure locally (rent-to-income around 0.30), which argues for active lease management and renewal strategies to sustain retention while protecting revenue.
Within a 3-mile radius, demographics show modest population growth in recent years and a larger increase in household counts, with further household expansion projected by 2028. This points to a broader renter pool over time and supports occupancy stability, even as average household size trends incrementally lower, often implying more households seeking housing, including rentals.
Daily-life amenities are mixed. Restaurant density is strong (around the 90th percentile nationally) and grocery access is better than average (roughly the 70th percentile), while parks, cafes, and pharmacies are limited in the immediate neighborhood. Average school ratings trend above the metro median (ranked 23 among 319 metro neighborhoods; approximately the 61st percentile nationally), which can aid family-oriented renter retention.
Neighborhood-level safety indicators sit around the national middle overall, with violent-offense measures trending safer than many U.S. neighborhoods (upper-half national percentile) and property-offense measures also modestly better than average. Recent one-year estimates indicate slight upward movement in both categories, so investors should underwrite with routine monitoring and standard on-site safety practices. These figures reflect the broader neighborhood of 319 metro neighborhoods, not the specific property or block.
Nearby employers span finance, distribution, office services, energy, and healthcare, supporting a diverse workforce renter base and convenient commutes for residents. The list below highlights notable organizations within commuting distance that can underpin demand and lease stability.
- Siegel Financial Group - Northwestern Mutual — financial services (6.99 miles)
- Sysco Southeast Florida — foodservice distribution (10.21 miles)
- Office Depot — office supplies (15.00 miles) — HQ
- NextEra Energy — energy (16.72 miles) — HQ
- Tenet Healthcare Corporation, Florida Region — healthcare services (24.19 miles)
This 2013 construction stands newer than the surrounding neighborhood's predominantly 1970s-era housing stock, offering competitive positioning versus older assets and potential for targeted value-add to modernize finishes while planning for normal mid-life systems. According to CRE market data from WDSuite, neighborhood occupancy sits in the top quartile nationally with a strong share of renter-occupied housing units, which supports leasing durability and absorption for a 32-unit community.
Within a 3-mile radius, population has inched higher and households have expanded, with additional household growth projected, implying a larger tenant base and ongoing demand for rental housing. Ownership costs are elevated relative to incomes in the neighborhood context, which tends to sustain reliance on multifamily rentals and can support pricing power, though rent-to-income levels suggest careful renewal and concession strategies. Amenity access favors restaurants and groceries over parks and cafes, a manageable tradeoff investors can offset through on-site offerings and resident services.
- Neighborhood occupancy in the top quartile nationally supports lease stability and retention potential.
- 2013 vintage offers competitive positioning versus older local stock with selective value-add upside.
- 3-mile household growth and a substantial renter-occupied share deepen the tenant base.
- Risks: affordability pressure (rent-to-income), amenity gaps (parks/cafes), and income performance variability warrant proactive leasing and asset management.