| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Good |
| Demographics | 20th | Poor |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4665 Emerald Vis, Lake Worth, FL, 33461, US |
| Region / Metro | Lake Worth |
| Year of Construction | 2003 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4665 Emerald Vis Lake Worth Multifamily Investment
Stabilized neighborhood occupancy and a very high renter-occupied share signal durable tenant demand, according to WDSuite’s CRE market data. Newer 2003 construction versus older local stock positions the asset competitively for operations with targeted modernization.
The immediate neighborhood shows above metro median occupancy performance, with the area s apartment occupancy ranked 39th among 319 West Palm Beach Boca Raton Boynton Beach neighborhoods and placing in the top quintile nationally. This indicates steady lease-up and renewal dynamics for workforce-oriented units, while the neighborhood s renter concentration is exceptionally high (ranked 2nd of 319), suggesting a deep tenant base for multifamily operators.
Amenity density within the neighborhood cluster is limited, which puts added emphasis on property-level conveniences and management quality. However, the submarket context supports multifamily demand: median contract rents are competitive for the metro and the rent-to-income profile indicates manageable affordability pressure, which can aid retention and occupancy stability.
Within a 3-mile radius, demographics point to a growing renter pool. Population and household counts have expanded over the past five years, with further gains projected, indicating more renters entering the market and supporting consistent absorption. Household sizes are gradually trending smaller, which can sustain demand for well-managed one- and two-bedroom inventory.
Ownership costs in the area are relatively elevated for the region, which tends to reinforce reliance on rental housing and supports pricing power in well-maintained assets. The property s 2003 vintage is newer than the neighborhood average year built (1976; above metro rank detail provided for context), offering competitive positioning versus older stock while leaving room for selective upgrades to drive NOI.
Safety metrics are mixed and should be underwritten thoughtfully. At the metro level, the neighborhood s crime rank is 203 out of 319 West Palm Beach Boca Raton Boynton Beach neighborhoods, which is below the metro average. Compared with neighborhoods nationwide, overall safety sits near the middle of the pack, with property offenses comparing favorably (upper-tier national percentile) and violent offense levels better than average but with a recent-year uptick that warrants monitoring.
For investors, this points to a standard operating focus on lighting, access control, and community management to support retention and stabilize perception trends over the hold period.
Nearby employers span financial services, distribution, corporate headquarters, energy, and healthcare providing a diversified employment base that supports renter retention and leasing velocity. The list below highlights key nodes within commuting distance mentioned here.
- Siegel Financial Group Northwestern Mutual financial services (7.5 miles)
- Sysco Southeast Florida foodservice distribution (11.0 miles)
- Office Depot corporate offices (14.1 miles) HQ
- NextEra Energy energy & corporate offices (17.5 miles) HQ
- Tenet Healthcare Corporation, Florida Region healthcare administration (23.9 miles)
Built in 2003 with 24 units, 4665 Emerald Vis benefits from a neighborhood that is above the metro median for occupancy and exhibits an unusually high share of renter-occupied housing units a combination that supports leasing stability and renewal capture. The asset s newer vintage relative to the neighborhood s older housing stock provides a competitive edge, with potential to unlock additional NOI through targeted mid-life upgrades and operational improvements.
Population and household growth within a 3-mile radius point to a larger tenant base over the next several years, reinforcing demand for well-managed multifamily. Home values in the area are elevated in the regional context, which tends to sustain rental demand and supports rent integrity when paired with attentive property management. Based on CRE market data from WDSuite, neighborhood rent levels and occupancy trends compare favorably, suggesting continued demand depth while acknowledging standard risks around safety perception and limited immediate amenity density.
- Above-metro occupancy and deep renter-occupied share support durable demand and retention.
- 2003 construction offers competitive positioning versus older local stock with value-add upgrade potential.
- 3-mile radius population and household growth expand the renter pool, aiding absorption and pricing power.
- Regional home values reinforce reliance on rental housing, supporting rent integrity in well-run assets.
- Risks: below-metro-average safety ranking and limited amenity density require proactive management and property-level enhancements.