| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Poor |
| Demographics | 46th | Poor |
| Amenities | 28th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4760 S Jog Rd, Greenacres, FL, 33467, US |
| Region / Metro | Greenacres |
| Year of Construction | 1998 |
| Units | 84 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4760 S Jog Rd, Greenacres FL Multifamily Investment
1998-vintage, mid-size community in Palm Beach County with stable suburban fundamentals and a renter base supported by nearby employment, according to WDSuite’s CRE market data.
Situated in an inner-suburban pocket of Greenacres within the West Palm Beach–Boca Raton–Boynton Beach metro, the neighborhood rates C- and sits below the metro median (rank 276 of 319 neighborhoods). Investors should view the area as serviceable for workforce housing rather than amenity-rich: restaurants are comparatively available (top quartile nationally), while pharmacies are abundant (around the 93rd percentile), but parks, groceries, cafes, and childcare options are sparse locally.
Renter-occupied housing concentration in the immediate neighborhood is on the lighter side, implying a shallower in-neighborhood tenant base. However, demographics aggregated within a 3-mile radius point to a broader demand catchment: population and household counts have trended upward and are projected to continue growing through the next five years, indicating a larger tenant pool and support for leasing velocity and retention.
The property’s 1998 construction is newer than the neighborhood’s average 1982 vintage, suggesting relative competitiveness versus older stock. Investors should still plan for mid-life system updates and targeted common-area or unit refreshes to sustain positioning against newer product in the metro.
Neighborhood rent levels have risen over the past five years, while home values remain more accessible relative to many South Florida submarkets. That ownership context can temper pricing power at the margin, but it also supports steady renter demand from households prioritizing convenience and professionally managed housing. Lease management should monitor rent-to-income dynamics to balance renewal economics with occupancy stability.
Safety indicators are mixed. Compared with neighborhoods nationwide, violent and property offense rates track in the stronger end of the spectrum (top quintile nationally), but recent one-year trends show some upward movement in violent incidents that warrants monitoring. Within the West Palm Beach–Boca Raton–Boynton Beach metro, the neighborhood’s overall crime standing is middle-of-the-pack, and investors should underwrite standard security, lighting, and access-control measures consistent with suburban multifamily operations.
Nearby employers span food distribution, financial services, corporate retail, energy, and healthcare, providing diverse job bases and commute convenience that can support renter demand and lease retention.
- Siegel Financial Group - Northwestern Mutual — financial services (8.9 miles)
- Sysco Southeast Florida — food distribution (11.6 miles)
- Office Depot — corporate retail (14.1 miles) — HQ
- NextEra Energy — energy & utilities (18.2 miles) — HQ
- Tenet Healthcare Corporation, Florida Region — healthcare administration (22.5 miles)
This 84-unit, 1998-vintage asset offers a defensible position in an inner-suburban Greenacres location. The vintage is newer than the area’s 1980s average, which can translate into lower immediate capital intensity than older comparables, while still leaving room for value-add through unit renovations and modernization of building systems. According to CRE market data from WDSuite, local NOI-per-unit performance ranks among the top cohorts metro- and nationally, signaling that well-operated assets in this pocket can sustain attractive margins.
Demand fundamentals lean on regional employment access and a growing 3-mile renter pool, with population and households projected to expand further—supporting occupancy stability over the hold. At the same time, neighborhood occupancy has run softer than many metro peers and rent-to-income levels indicate some affordability pressure, so prudent lease management and renewal pacing are important. Homeownership remains comparatively accessible in the area, which can introduce competitive tension on pricing; positioning around convenience, management quality, and refreshed interiors can help sustain absorption and retention.
- 1998 vintage newer than neighborhood average; scope for targeted value-add and mid-life system updates
- Diversified nearby employers support a stable commuter renter base
- Strong NOI-per-unit positioning for the area, per WDSuite, supports margin potential with disciplined operations
- Growing 3-mile population and household counts expand the tenant pool and support leasing
- Risks: neighborhood occupancy runs softer and rent-to-income pressure may cap pricing power; proactive renewal strategy recommended