| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Poor |
| Demographics | 21st | Poor |
| Amenities | 56th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4464 Big Ben Ln, Greenacres, FL, 33463, US |
| Region / Metro | Greenacres |
| Year of Construction | 2013 |
| Units | 63 |
| Transaction Date | 2011-03-02 |
| Transaction Price | $675,000 |
| Buyer | HTG PALM BEACH II LLC |
| Seller | PINE RUN 5212 LLC |
4464 Big Ben Ln Greenacres Multifamily Asset
Neighborhood occupancy trends point to durable renter demand around this 2013-built, 63-unit property, according to CRE market data from WDSuite. The location offers everyday convenience within Palm Beach County while positioning a newer asset against older local stock.
The surrounding neighborhood rates C- and sits 264th among 319 West Palm Beach–Boca Raton–Boynton Beach neighborhoods, positioning it below the metro median overall. Even so, neighborhood occupancy is competitive: at a rank of 66 out of 319, it falls in the top quartile within the metro and above the national median, a constructive signal for multifamily lease-up and renewal stability, based on CRE market data from WDSuite.
Livability inputs skew toward daily needs rather than lifestyle retail. Grocery access and parks rank in the low-80s percentiles nationally, and restaurants are similarly strong, while café and pharmacy density is limited. For investors, this mix suggests practical convenience that supports retention, with fewer discretionary amenities that typically push premiums.
The area’s housing stock is older on average (1982), which gives a 2013-vintage asset a relative competitive edge on curb appeal and systems. Renter-occupied share is measured at the neighborhood level at roughly one-third of housing units, indicating a moderate renter concentration that can support a stable tenant base without significant overreliance on transient demand.
Demographic statistics within a 3-mile radius show recent population and household growth, with forecasts indicating additional gains in households over the next five years. A larger household base and slightly smaller average household sizes point to a gradually expanding renter pool that can underpin occupancy and absorption.
Home values in the neighborhood benchmark below national medians, which can introduce some competition from entry-level ownership. However, rent-to-income metrics indicate manageable affordability pressure relative to many U.S. locations, supporting renewal prospects and measured pricing power when paired with strong occupancy.
Safety indicators present a mixed picture. Within the West Palm Beach–Boca Raton–Boynton Beach metro, the neighborhood’s crime rank (18 out of 319) places it on the higher-crime side locally. In national comparisons, however, multiple safety measures land in higher percentiles, indicating comparatively safer conditions than many U.S. neighborhoods, according to WDSuite’s CRE market data.
Recent trend data shows year-over-year declines across both property and violent offenses at the neighborhood level. For investors, the combination of nationally competitive safety percentiles and improving trends can help support leasing confidence, while the metro-relative positioning warrants continued monitoring.
The employment base nearby blends financial services, food distribution, office supplies, regulated utilities, and healthcare administration — a mix that supports workforce housing demand and commute convenience for renters likely to value stability.
- Siegel Financial Group - Northwestern Mutual — financial services (8.0 miles)
- Sysco Southeast Florida — food distribution (11.1 miles)
- Office Depot — office supplies (14.3 miles) — HQ
- NextEra Energy — energy utility (17.6 miles) — HQ
- Tenet Healthcare Corporation, Florida Region — healthcare administration (23.2 miles)
Built in 2013 with 63 units, the property is materially newer than the neighborhood’s 1982 average, offering a competitive position versus older stock while keeping near-term capital needs more predictable. Neighborhood occupancy ranks in the metro’s top quartile and above national medians, supporting leasing durability; according to CRE market data from WDSuite, this strength aligns with a moderate renter concentration at the neighborhood level and an expanding 3-mile household base.
Affordability and ownership context are balanced: below-median home values could create some competition from entry-level ownership, but rent-to-income levels indicate manageable affordability pressure that can aid retention. Amenity access favors groceries, parks, and restaurants over cafés and pharmacies, and safety metrics show nationally competitive placement with improving trends, though the area’s metro-relative rank warrants monitoring.
- 2013 vintage vs. 1982 neighborhood average supports competitive positioning and moderated near-term capex planning.
- Top-quartile neighborhood occupancy within the metro underpins leasing stability and renewal potential.
- Expanding 3-mile household base points to a larger tenant pool and supports occupancy over time.
- Balanced affordability — rent-to-income levels suggest manageable pressure that can aid retention.
- Key risks: below-metro safety rank, limited café/pharmacy density, and potential competition from entry-level ownership.