| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Best |
| Demographics | 35th | Fair |
| Amenities | 48th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4580 White St, Shallotte, NC, 28470, US |
| Region / Metro | Shallotte |
| Year of Construction | 2003 |
| Units | 42 |
| Transaction Date | 2025-10-15 |
| Transaction Price | $1,800,000 |
| Buyer | SHALLOTTE VILLAS OWNER LLC |
| Seller | SHALLOTTE VILLAS ASSOCIATES LIMITED PART |
4580 White St, Shallotte NC Multifamily Opportunity
Early-2000s, 42-unit asset in a growing Brunswick County corridor where neighborhood occupancy is stable and trending up, according to WDSuite’s CRE market data.
Shallotte sits in the Myrtle Beach–Conway–North Myrtle Beach metro and this neighborhood is competitive among metro peers (ranked 60 out of 161 neighborhoods; B+ rating). The area functions as a rural hub with everyday services nearby—restaurant and cafe density are stronger than many rural pockets—though parks and full-service groceries are limited within the immediate neighborhood. For investors, this mix favors convenience for residents while signaling that most destination retail lies a short drive away.
Neighborhood-level occupancy is around 90% and has improved over the past five years, a supportive backdrop for lease stability at comparable assets. Median contract rents in the neighborhood have risen meaningfully over the same period, while rent-to-income remains moderate, which can aid retention and reduce turnover risk as operators calibrate renewals.
Within a 3-mile radius, demographics show a larger tenant base taking shape: population and households have expanded in recent years, and forecasts point to continued population growth and a notable increase in households by 2028. The renter-occupied share within 3 miles is lower than owner share today, but growth in households and a projected shift toward more working-age adults indicate gradual renter pool expansion that can support occupancy over time.
Home values in the neighborhood sit in a high-cost ownership context relative to local incomes by national comparison (value-to-income around the upper-mid national percentiles). For multifamily, elevated ownership costs can sustain reliance on rental housing, supporting pricing power and lease-up velocity, particularly for well-managed assets. Based on multifamily property research from WDSuite, local amenities skew toward pharmacies and dining, while limited park and grocery access is a consideration for positioning and resident services.
Comparable, property-level safety metrics are not published in the data provided. Neighborhood crime ranks and national percentiles were also unavailable for this location, so investors should benchmark conditions against Brunswick County and the wider Myrtle Beach metro using recent law enforcement and third-party reports. A prudent approach is to review multi-year trends, not single-year readings, and to weigh site design, lighting, and management practices alongside regional patterns.
The workforce base is diversified across manufacturing and related corporate operations within commuting distance, supporting renter demand from households seeking value and convenience. Nearby employment includes:
- Corning Optical Fiber Wilmington — advanced manufacturing (34.8 miles)
Built in 2003, the property is mid-life, which typically implies manageable near-term capital needs with selective modernization opportunities to sharpen competitiveness against older stock. Neighborhood occupancy is firm and has strengthened in recent years, and within 3 miles, population and household growth point to a larger tenant base ahead. According to CRE market data from WDSuite, rents have increased from a low base while rent-to-income remains moderate, supporting renewal strategies without overextending affordability.
The area’s ownership market trends toward higher relative costs versus income by national comparison, which can sustain rental demand. Amenities are adequate for daily needs, though limited parks and grocery options nearby suggest residents rely on short drives for some services—an operational consideration for marketing, resident programming, and lease retention.
- 2003 vintage with potential for targeted upgrades and value-add repositioning
- Neighborhood occupancy stability with upward trend supports cash flow durability
- 3-mile population and household growth indicate a widening renter pool
- Ownership costs relatively high versus income, reinforcing multifamily demand
- Risk: limited nearby parks/groceries and a smaller renter concentration may temper lease-up pace