| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 42nd | Fair |
| Demographics | 48th | Good |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 100 W 17th St, Newton, NC, 28658, US |
| Region / Metro | Newton |
| Year of Construction | 1982 |
| Units | 57 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
100 W 17th St Newton NC Multifamily Investment
Stabilized neighborhood fundamentals and a 1982 vintage position this 57-unit asset for steady operations, according to CRE market data from WDSuite. The property is newer than the local average stock, supporting competitive positioning while leaving room for targeted upgrades.
The neighborhood carries an A rating and ranks 8 out of 130 within the Hickory–Lenoir–Morganton metro, indicating competitive location fundamentals among metro peers. Occupancy in the neighborhood is above the metro median (rank 35 of 130), a dynamic that supports income stability for well-managed assets.
Daily needs are well served: grocery access and restaurants rank 7 and 5 out of 130 metro neighborhoods, respectively, and parks and cafes are competitive among metro areas as well (ranks 3 and 2 of 130). Amenity access also sits in the top quartile nationally, reinforcing livability that helps with retention and leasing velocity. Average school ratings trend near national midpoints, which is adequate for workforce renter appeal.
The property’s 1982 construction is newer than the neighborhood’s average vintage (1970), offering an edge versus older stock; investors should still plan for system modernization and selective renovations to sustain competitiveness. Median home values are relatively modest for the region, which can create some competition with ownership; however, rent-to-income levels indicate manageable affordability pressure, supporting renewal potential and measured pricing power.
Demographic indicators aggregated within a 3-mile radius show recent softness in population but a projected return to growth over the next five years alongside an increase in households, pointing to a larger tenant base over time. While renter-occupied share in the neighborhood is moderate, broader metro context and forward household expansion suggest stable multifamily demand, based on commercial real estate analysis from WDSuite.
Comparable crime benchmarks for this specific neighborhood were not available in WDSuite’s dataset at publication. Investors typically contextualize safety by reviewing city and county trend lines, property-level incident history, and management practices, then comparing those indicators to metro norms.
A prudent underwriting approach is to incorporate third-party crime trend reviews, engage with local law enforcement resources, and assess on-site lighting, access control, and design features. This provides a consistent, metro-relative perspective without relying on block-level claims.
Proximity to diversified employers supports renter demand through commute convenience and role diversity, including energy, retail headquarters, pharmaceuticals, food distribution, and healthcare logistics.
- Duke Energy — energy services (19.9 miles)
- Lowe's — retail HQ and corporate functions (22.6 miles) — HQ
- Merck — pharmaceuticals (35.0 miles)
- Sysco — food distribution (36.5 miles)
- AmerisourceBergen Healthcare Consultants — healthcare logistics/consulting (37.1 miles)
This 57-unit, 1982-vintage asset benefits from a neighborhood ranked 8 of 130 in the metro and occupancy performance above the metro median, supporting stable cash flow prospects. According to CRE market data from WDSuite, amenity access is competitive both locally and nationally, which aids leasing and retention while the property’s newer-than-average vintage provides a relative advantage over older comparables, with potential upside from focused upgrades.
Within a 3-mile radius, forecasts point to population and household growth over the next five years, indicating a larger tenant base and sustained demand for rental units. Ownership costs in the area are comparatively accessible, so pricing strategy should balance retention with measured rent growth; low rent-to-income pressure supports this approach.
- A-rated neighborhood (8 of 130 metro rank) with above-median occupancy supports income stability.
- 1982 vintage is newer than local average, with value-add potential through targeted system and interior updates.
- Strong amenity access and commute reach to diversified employers bolster leasing and retention.
- 3-mile forecasts indicate renter pool expansion, supporting occupancy and revenue management.
- Risks: moderate renter concentration and more accessible ownership options may temper pricing power; plan capex for 1980s systems.