| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 42nd | Good |
| Demographics | 51st | Best |
| Amenities | 27th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 867 E Zion Church Rd, Shelby, NC, 28150, US |
| Region / Metro | Shelby |
| Year of Construction | 1988 |
| Units | 40 |
| Transaction Date | 2021-06-22 |
| Transaction Price | $71,000 |
| Buyer | DRUM RICKY |
| Seller | CHLEBINA JOHN |
867 E Zion Church Rd Shelby Multifamily Investment
Neighborhood fundamentals indicate stable renter demand with favorable rent-to-income dynamics that can support retention, according to WDSuite’s CRE market data. Occupancy trends for the neighborhood sit near the national midpoint while ranking competitively within the Shelby metro, pointing to steady operations rather than lease-up risk.
Shelby’s A- rated neighborhood ranks 11th out of 45 metro neighborhoods, placing it competitive among Shelby neighborhoods for overall performance. According to WDSuite’s CRE market data, the neighborhood’s occupancy rate is around the national midpoint but above the metro median, suggesting durable baseline demand and manageable turnover for operators.
Amenity density is modest in this rural setting. Cafes and restaurants are sparse locally, while childcare and park access are comparatively better for the area. This pattern supports a quieter living environment that typically attracts longer-tenured residents, though limited retail and dining nearby may temper rent growth expectations versus more urban nodes.
Within a 3-mile radius, demographic statistics show recent population softness but a projected increase in households over the next five years, pointing to a larger tenant base and support for occupancy stability. Median incomes have trended upward, and the renter-occupied share within this radius is roughly one-third of housing units, indicating a meaningful pool of multifamily demand without overreliance on transient renters.
Home values sit in a mid-market range for the region. In practice, ownership remains relatively accessible compared with high-cost metros, which can create some competition with entry-level ownership; however, the neighborhood’s favorable rent-to-income profile supports lease retention and measured pricing power for well-positioned rentals.
Comparable crime data for this neighborhood is not available in the current WDSuite release. Investors typically benchmark safety by comparing neighborhood trends with Shelby metro peers and regional patterns over time. A prudent approach is to corroborate on-the-ground conditions and review recent local reports to contextualize resident retention and leasing risk.
Regional employers within commuting distance support a workforce renter base and help stabilize demand. Nearby corporate offices include Duke Energy, AmerisourceBergen Healthcare Consultants, Parker-Hannifin Tech Seal Div, Airgas, and Cisco Systems.
- Duke Energy — utilities (27.6 miles)
- AmerisourceBergen Healthcare Consultants — healthcare services (35.0 miles)
- Parker-Hannifin Tech Seal Div — manufacturing (36.1 miles)
- Airgas — industrial gases (37.5 miles)
- Cisco Systems — technology (38.0 miles)
Built in 1988 with 40 units, the property offers a straightforward value proposition in a competitive Shelby neighborhood. Occupancy levels in the neighborhood track near the national midpoint yet rank above the metro median, reinforcing expectations for stable operations. Favorable rent-to-income dynamics suggest affordability pressure is limited, which can aid tenant retention and reduce turnover risk, based on CRE market data from WDSuite.
This is a lower-amenity, rural location with modest retail and dining density; operators should calibrate rent growth assumptions accordingly. That said, within a 3-mile radius, forecasts indicate a larger household base ahead, supporting a broader renter pool. With a vintage that may benefit from selective upgrades, investors can focus on targeted value-add to enhance competitiveness while maintaining affordability that underpins leasing stability.
- Competitive neighborhood rank within the Shelby metro supports steady operations
- Favorable rent-to-income profile bolsters retention and pricing resiliency
- Forecast household growth within 3 miles expands the tenant base
- 1988 vintage allows targeted value-add to elevate positioning
- Risks: limited amenity density and potential competition from ownership options