| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Good |
| Demographics | 20th | Poor |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4938 Davis Rd, Lake Worth, FL, 33461, US |
| Region / Metro | Lake Worth |
| Year of Construction | 2012 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4938 Davis Rd Lake Worth Multifamily Investment
A 2012-vintage, 24-unit asset positioned in a renter-heavy Lake Worth pocket where neighborhood occupancy is strong, according to WDSuite’s CRE market data. The combination of stable renter demand and newer construction supports consistent operations with potential for measured rent optimization.
The property sits in an Urban Core area of the West Palm Beach–Boca Raton–Boynton Beach metro with a high concentration of renter-occupied housing. That depth of the tenant base underpins leasing velocity and renewals, while neighborhood occupancy trends are competitive among 319 metro neighborhoods and in the top quartile nationally, based on CRE market data from WDSuite.
Median contract rents in the immediate neighborhood benchmark above many U.S. areas, yet rent-to-income levels indicate manageable affordability pressure from an investor perspective. Elevated home values relative to incomes in the metro context tend to sustain reliance on multifamily housing, which can support pricing power and retention.
Within a 3-mile radius, population and household counts have grown in recent years and are projected to expand further through the next five years, pointing to a larger tenant base over time. Income trends within this radius have also stepped up, which can support rent growth and reduce turnover risk. School ratings are not reported in this dataset, so investors may wish to underwrite education quality through third-party sources if relevant to the business plan.
Local amenity density in the immediate neighborhood is limited in the dataset (few recorded food, grocery, park, or pharmacy points), which places more weight on drive-time convenience and on-site offerings. For a 2012 build in a submarket where average stock dates to the 1970s, the asset’s newer vintage should help competitive positioning versus older inventory, though investors should still plan for mid-life system updates and selective modernization to support rents.
Neighborhood safety indicators are mixed relative to the metro and nation. Overall crime ranks below the metro median among 319 neighborhoods, while nationally the area reads roughly average. Property offense levels compare favorably versus many U.S. neighborhoods and have trended down over the latest year, which is supportive for tenant retention and leasing.
Violent-offense measures sit around the national middle but showed a recent year-over-year increase. One-year changes can be volatile at small geographies, so prudent underwriting would track multi-year trends and compare against broader West Palm Beach–Boca Raton–Boynton Beach patterns rather than leaning on a single period.
Proximity to diversified corporate employers supports a broad workforce renter base and commute convenience for residents. Notable nearby employers include financial services, food distribution, office supply, energy, and healthcare organizations listed below.
- Siegel Financial Group - Northwestern Mutual — financial services (7.8 miles)
- Sysco Southeast Florida — food distribution (11.3 miles)
- Office Depot — office supplies (13.8 miles) — HQ
- NextEra Energy — energy & utilities (17.8 miles) — HQ
- Tenet Healthcare Corporation, Florida Region — healthcare services (23.6 miles)
Built in 2012 with 24 units averaging over 1,100 square feet, the asset offers newer construction relative to a neighborhood stock that skews 1970s. That positioning can reduce near-term capital needs and improve competitive standing versus older comparables, while still leaving room for targeted mid-life updates that enhance rents and resident experience. Neighborhood occupancy is competitive within the metro and strong nationally, and the submarket’s high share of renter-occupied units indicates a deep tenant pool supporting leasing stability.
Within a 3-mile radius, population and household counts have expanded and are forecast to continue growing, which supports a larger renter pool over time. Median rents sit above many U.S. areas but remain aligned with incomes locally, reinforcing retention and steady collections. According to commercial real estate analysis from WDSuite, homeownership costs in the area support sustained renter reliance, which can underpin pricing power for well-managed, well-maintained multifamily assets.
- Newer 2012 vintage versus older local stock supports competitive positioning and lowers near-term CapEx intensity.
- Strong neighborhood occupancy and high renter concentration signal depth of demand and leasing stability.
- 3-mile population and household growth expand the tenant base, aiding rent and retention strategies.
- Ownership costs relative to incomes reinforce renter reliance, supporting pricing power for quality units.
- Risk: limited walkable amenity density and mixed safety readings warrant conservative underwriting and emphasis on on-site offerings and management.