| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Best |
| Demographics | 75th | Good |
| Amenities | 83rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10704 Brunello Pl, Wellington, FL, 33414, US |
| Region / Metro | Wellington |
| Year of Construction | 2013 |
| Units | 28 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
10704 Brunello Pl Wellington Multifamily in High‑Income Submarket
Positioned in a high-income pocket of Wellington, this 28-unit asset benefits from stable neighborhood occupancy and elevated ownership costs that support renter demand, according to WDSuite s CRE market data. This commercial real estate analysis focuses on neighborhood-level performance, not property-level operations.
The property sits in a suburban neighborhood within the West Palm Beach Boca Raton Boynton Beach metro that ranks highly for overall livability (A+). Amenities are competitive among West Palm Beach Boca Raton Boynton Beach neighborhoods (13th of 319), and food-and-beverage density trends in the top quartile nationally, indicating convenience that helps with leasing and retention for workforce and professional tenants.
Neighborhood schools are a notable strength: the average school rating is top-ranked among 319 metro neighborhoods and sits in the top percentile nationally. For family-oriented renters, this dynamic can support longer tenures and lower turnover risk relative to metro peers.
Occupancy at the neighborhood level is competitive among metro areas, and the renter-occupied share is moderate for the region. Median household income ranks in the top decile locally while rent-to-income sits near mid-metro levels, suggesting manageable affordability pressure that can aid lease renewal rates. Elevated home values relative to incomes point to a high-cost ownership market, which tends to reinforce reliance on multifamily housing and supports pricing discipline.
Within a 3-mile radius, demographics show population stability with a recent increase in households and rising incomes, expanding the local tenant base. Forward-looking estimates in WDSuite indicate additional household growth and smaller average household sizes, which typically broaden the pool of prospective renters and support occupancy stability over the medium term.
Safety trends are mixed but generally favorable in a regional context. The neighborhood s overall crime position is around the middle of the pack locally, while national comparisons place violent incidents in the top quartile for safety. Recent data also points to a meaningful year-over-year improvement in violent offenses, which supports resident retention and leasing consistency.
Property crime sits below the national median for safety and has shown recent volatility. Investors should underwrite appropriate security measures and loss-prevention practices while noting that the area remains competitive among West Palm Beach Boca Raton Boynton Beach neighborhoods (ranked against 319) and trends are best evaluated over multi-year periods rather than short-term swings.
Nearby employers span financial services, food distribution, energy, office supplies, and healthcare a diversified base that supports renter demand through commute convenience and professional wage floors. The list below reflects major corporate offices and headquarters within commuting range.
- Siegel Financial Group Northwestern Mutual financial services (10.3 miles)
- Sysco Southeast Florida food distribution (11.5 miles)
- NextEra Energy energy & corporate offices (17.5 miles) HQ
- Office Depot office supplies corporate (17.7 miles) HQ
- Tenet Healthcare Corporation, Florida Region healthcare administration (24.0 miles)
Built in 2013, the asset is newer than the neighborhood s average vintage, positioning it competitively versus older stock while keeping near-term capital needs more predictable; investors should still plan for system updates over the hold. Renter demand is supported by high household incomes, top-ranked schools among 319 metro neighborhoods, and elevated ownership costs that sustain reliance on multifamily. Neighborhood occupancy performance is competitive among metro peers, and within a 3-mile radius, household growth and smaller projected household sizes point to a larger tenant base over time. These dynamics align with stable leasing and measured rent growth, according to CRE market data from WDSuite.
Key considerations include a moderate renter-occupied share locally and pockets of property-crime volatility; underwriting should incorporate prudent security and insurance assumptions. Overall, the combination of newer vintage, strong amenities, school quality, and diversified employment access underpins a defensible long-term thesis.
- 2013 vintage offers competitive positioning versus older metro stock with manageable near-term capex planning.
- High-income, amenities-rich neighborhood with top-ranked schools among 319 metro neighborhoods supports retention.
- Household growth within 3 miles and smaller projected household sizes expand the renter pool and support occupancy stability.
- Elevated ownership costs reinforce multifamily demand and pricing discipline in this submarket.
- Risks: moderate renter concentration locally and property-crime variability warrant conservative underwriting and active management.