| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 29th | Poor |
| Demographics | 37th | Good |
| Amenities | 58th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 612 Charles St, Kings Mtn, NC, 28086, US |
| Region / Metro | Kings Mtn |
| Year of Construction | 1972 |
| Units | 100 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
612 Charles St, Kings Mountain NC multifamily investment
Renter-occupied housing is a meaningful share of nearby units and neighborhood occupancy has held relatively steady, according to WDSuite’s CRE market data, supporting demand for a 100-unit asset in an inner-suburban setting.
Kings Mountain’s inner-suburban location provides day-to-day convenience with a solid mix of retail and services. Neighborhood amenity density is competitive within the Shelby metro, with restaurants, cafes, groceries, and pharmacies all ranking favorably versus other local neighborhoods, while parks are limited. Average school ratings are slightly above the national median, which can aid family retention.
The neighborhood shows an A- rating and ranks 9th among 45 metro neighborhoods, indicating it is competitive among Shelby neighborhoods. Neighborhood occupancy has inched higher over the past five years, suggesting stable renter demand. The share of renter-occupied housing units is elevated relative to the metro, which points to a deeper tenant base for multifamily operators rather than a niche renter pool.
Within a 3-mile radius, population was essentially stable over the last five years and is projected to grow, with forecasts indicating a larger tenant base ahead and a modest shift toward smaller household sizes. Median household incomes in the 3-mile area have risen, which can help support rent levels, while rent growth projections imply potential pricing power for professionally managed assets if operators manage lease renewals carefully.
Home values in the neighborhood are lower than many national peers, which can introduce some competition from ownership options. For investors, this typically means balancing rent positioning and value-add features to drive retention versus entry-level ownership. The property’s 1972 vintage is slightly newer than the neighborhood average stock, supporting competitive positioning versus older assets, while prudent capital planning for aging systems and common-area updates remains important.
Based on WDSuite’s CRE market data, the neighborhood’s overall safety profile is competitive among Shelby, NC neighborhoods, ranking near the top of the 45-neighborhood metro set (rank 6 of 45). Compared nationally, the area trends in the top quartile for several safety indicators, which is supportive for leasing and resident retention.
Recent trends are mixed: property-related incidents show notable improvement year over year, while violent-offense measures ticked higher. For underwriting, this suggests using conservative assumptions, monitoring near-term trends, and emphasizing on-site measures that support resident confidence without over-relying on a single-year swing.
Proximity to major regional employers along the Charlotte corridor supports workforce housing demand and commute convenience for residents, including healthcare distribution, industrial gases, technology, utilities, and banking employers listed below.
- AmerisourceBergen Healthcare Consultants — healthcare services (23.4 miles)
- Airgas — industrial gases (25.6 miles)
- Cisco Systems — technology (26.7 miles)
- Duke Energy — utilities (27.3 miles) — HQ
- Bank of America Corp. — banking (27.6 miles) — HQ
This 100-unit, 1972-vintage asset benefits from a renter-heavy neighborhood profile, competitive local amenities, and a stable occupancy backdrop. The property is slightly newer than the average neighborhood stock, supporting relative competitiveness versus older Class C assets, though investors should plan for system modernization and selective unit/interior upgrades. According to CRE market data from WDSuite, neighborhood occupancy has trended modestly higher and the area ranks competitively within the Shelby metro, while 3-mile forecasts point to population growth and a larger renter pool—favorable for long-term leasing stability.
Affordability dynamics are balanced: local home values are comparatively accessible, which can introduce ownership competition, but rising household incomes and forecast rent growth in the 3-mile area can support rent positioning and renewal capture if operators maintain value relative to entry-level ownership. Safety indicators are generally favorable compared with national norms, though mixed year-over-year trends warrant conservative underwriting and active asset management.
- Renter-occupied housing share and amenity access support demand depth and day-to-day livability.
- 1972 vintage is slightly newer than area averages, with value-add through system updates and interiors.
- 3-mile projections indicate population growth and a larger renter pool, supporting occupancy stability.
- Ownership remains comparatively accessible locally—position renovations and amenities to retain residents versus entry-level buyers.
- Risk: mixed safety trend and accessible ownership require conservative underwriting and proactive leasing strategy.