| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 48th | Good |
| Demographics | 36th | Fair |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 412 E Hill St, Graham, NC, 27253, US |
| Region / Metro | Graham |
| Year of Construction | 1985 |
| Units | 21 |
| Transaction Date | 2012-09-25 |
| Transaction Price | $87,000 |
| Buyer | STARTEGIC INVESTMENT PROP LLC |
| Seller | 412 EAST HILL STREET HOLDINGS |
412 E Hill St Graham Multifamily Investment
Neighborhood occupancy is strong with a deep renter-occupied base, supporting leasing stability according to WDSuite’s CRE market data. This positioning favors consistent demand while leaving room for targeted value-add execution.
Rated A- and classified as an Inner Suburb, the neighborhood ranks 12 out of 53 in the Burlington metro — competitive among Burlington neighborhoods and above the metro median, per WDSuite. Neighborhood occupancy measures 94.6% (ranked 11 of 53; above the metro median and solid versus national norms), a constructive backdrop for small and mid-size multifamily assets screening for stability.
Renter concentration is high: 63.7% of housing units are renter-occupied (ranked 1 of 53; 95th percentile nationally), pointing to a sizeable tenant base and generally reliable demand for professionally managed rentals. Median contract rents in the neighborhood sit below national levels, which can aid retention but may temper near-term pricing power; the rent-to-income ratio near 0.25 suggests moderate affordability pressure that calls for disciplined lease management.
Local amenities skew toward daily-needs convenience: grocery and pharmacy access rank at the top of the metro (both 1 of 53) and restaurants are dense (3 of 53), while cafes and parks are limited. For investors, the mix implies practical livability that supports lease retention even if lifestyle amenities are thinner than in core urban nodes.
Within a 3-mile radius, recent population growth has been modest and household counts have increased, expanding the potential renter pool. Projections indicate further household growth by 2028, which would support occupancy stability and incremental rent growth over time. Median home values are lower than national norms, which can introduce some competition from ownership; however, it also reinforces the role of multifamily as an accessible option for households prioritizing predictable monthly housing costs.
Vintage matters: built in 1985, the property is newer than the neighborhood’s average construction year (1950). That relative youth versus older local stock can be a competitive advantage, though investors should plan for system upgrades and selective renovations to maintain positioning against recently updated comparables.
Based on WDSuite neighborhood safety indicators, this area performs above the metro average and in the top quartile nationally for lower offense rates. The neighborhood’s crime ranking is among the better performers in the Burlington metro (ranked 2 of 53 for overall crime context), and both property and violent offense measures compare favorably to national benchmarks.
Recent trend data show year-over-year declines in estimated property and violent offenses, which supports a stable operating environment. As always, investors should evaluate block-level conditions and property-specific measures, but the broader trajectory provides constructive context for resident retention and marketing.
The employment base combines nearby life sciences and corporate services, providing a steady commuter pool that supports multifamily demand and retention. Notable employers include Laboratory Corp. of America, VF, Cisco Systems, Biogen, and Quintiles.
- Laboratory Corp. of America — diagnostics & life sciences (2.8 miles) — HQ
- VF — apparel corporate offices (23.0 miles) — HQ
- Cisco Systems — technology corporate offices (32.2 miles)
- Biogen Idec — biotech corporate offices (33.0 miles)
- Quintiles Transnational Holdings — clinical research (33.8 miles) — HQ
412 E Hill St offers a small-scale multifamily footprint in a neighborhood that scores competitively within the Burlington metro, with occupancy above the metro median and a high share of renter-occupied housing units. Daily-needs access is strong (grocery, pharmacy, and restaurants), and within a 3-mile radius the growing household base supports a larger tenant pool over time. Built in 1985, the asset is newer than much of the local housing stock, positioning it well versus older comparables while leaving room for targeted capital improvements and value-add upgrades.
According to CRE market data from WDSuite, local rent levels remain comparatively accessible, which can sustain retention even if it moderates near-term rent growth; combined with favorable safety trends and proximity to regional employers, the property’s fundamentals align with steady, income-oriented holds.
- Competitive neighborhood rank (12 of 53) with occupancy above the metro median supports stable leasing
- High renter-occupied share indicates depth of tenant demand and durable occupancy
- 1985 vintage provides relative edge over older local stock with value-add potential via selective upgrades
- Strong daily-needs access and commutability to anchor employers aid retention
- Risk: Lower home values and modest rents can temper pricing power and introduce ownership competition; careful revenue management is important