| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Good |
| Demographics | 20th | Poor |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4614 Emerald Vis, Lake Worth, FL, 33461, US |
| Region / Metro | Lake Worth |
| Year of Construction | 2004 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4614 Emerald Vis, Lake Worth FL Multifamily Opportunity
Neighborhood indicators point to steady renter demand and occupancy stability, according to WDSuite’s CRE market data. These are neighborhood-level metrics, not property performance, and suggest consistent leasing fundamentals for investors screening Palm Beach County assets.
The property sits in an Urban Core neighborhood of Lake Worth within the West Palm Beach–Boca Raton–Boynton Beach metro. Neighborhood occupancy is strong and competitive among 319 metro neighborhoods, landing in the top quartile nationally, which supports leasing durability and lower downtime risk at the asset level (neighborhood metric, not property performance).
Renter-occupied share is very high locally, ranking near the top among the 319 neighborhoods and in the upper tier nationally. That depth of renter concentration signals a broad tenant base for multifamily, which can aid absorption and renewal velocity during typical turnover cycles.
At the same time, local amenity density within the immediate neighborhood tests below metro norms (limited cafes, groceries, restaurants, parks, and pharmacies in the nearby count). For investors, that points to a resident base likely relying on the broader Lake Worth and West Palm Beach corridors for daily needs—an underwriting consideration for tenant retention and marketing.
Home values in the neighborhood trend above national midpoints, and neighborhood median contract rent is likewise elevated versus many U.S. areas. In investor terms, a high-cost ownership market can reinforce reliance on rental housing, while the neighborhood rent-to-income profile indicates relatively manageable affordability pressure—factors that can support rent collections and renewal rates over time. Based on CRE market data from WDSuite, the average construction year in the neighborhood is older than this asset’s 2004 vintage, positioning the property as relatively newer stock versus local comparables.
Neighborhood safety signals are mixed. Compared with neighborhoods nationwide, the area trends modestly above the national midpoint on overall safety, and property offense estimates place the neighborhood in a stronger (safer) national tier, with a recent year showing a decline in estimated property offenses. These are neighborhood-wide indicators, not block-level or property-specific claims.
Conversely, the neighborhood’s violent offense estimate increased year over year. Within the West Palm Beach–Boca Raton–Boynton Beach metro (319 neighborhoods), the neighborhood ranks in the less favorable half on crime. Investors should consider standard security measures and tenant experience initiatives in planning, while recognizing that safety metrics can be cyclical and vary within subareas.
- Siegel Financial Group - Northwestern Mutual — financial services offices (7.4 miles)
- Sysco Southeast Florida — foodservice distribution (11.0 miles)
- Office Depot — consumer/office products (14.2 miles) — HQ
- NextEra Energy — energy & utilities (17.4 miles) — HQ
- Tenet Healthcare Corporation, Florida Region — healthcare management (23.9 miles)
Nearby employers span finance, distribution, consumer goods, energy, and healthcare, supporting a diverse workforce tenant base and commute convenience for renters in Lake Worth. The list below highlights notable employers by proximity.
Constructed in 2004, the asset is newer than much of the surrounding housing stock, offering relative competitiveness versus older inventory while leaving room for targeted modernization and systems planning over the hold. Neighborhood fundamentals show high occupancy and a deep renter base, which supports leasing stability for well-managed properties. Within a 3-mile radius, recent population and household growth, with projections for further expansion, point to a larger tenant base over time. According to commercial real estate analysis from WDSuite, neighborhood rent levels and a relatively moderate rent-to-income profile suggest manageable affordability pressure, aiding retention strategies.
Key considerations include the neighborhood’s limited immediate amenity density and a recent uptick in violent offense estimates, even as property offenses declined; both should be reflected in operations (security, resident experience, and marketing). Overall, the combination of stable occupancy, strong renter concentration, and newer vintage relative to local stock underpins a straightforward value-management or light value-add thesis.
- Neighborhood occupancy in the top quartile nationally supports leasing stability (neighborhood metric)
- Very high renter-occupied share signals deep tenant demand
- 2004 vintage offers competitive positioning versus older local stock with targeted upgrade potential
- 3-mile population and household growth expands the renter pool and supports occupancy
- Risks: limited amenity density and mixed safety trends warrant enhanced resident experience and security planning