| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 45th | Fair |
| Demographics | 46th | Good |
| Amenities | 12th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1800 Stone Mason Ct, Fayetteville, NC, 28304, US |
| Region / Metro | Fayetteville |
| Year of Construction | 2008 |
| Units | 26 |
| Transaction Date | 2007-09-05 |
| Transaction Price | $850,000 |
| Buyer | MIMG CCL STONE RIDGE SUB LLC |
| Seller | BEL CANTO NPRC STONE RIDGE LLC |
1800 Stone Mason Ct, Fayetteville NC Multifamily Investment
2008-vintage, 26-unit asset in an inner-suburban pocket where renter-occupied housing is pronounced and neighborhood occupancy trends are above the metro median, according to CRE market data from WDSuite.
Located in an Inner Suburb of Fayetteville, this submarket shows stable renter demand dynamics: the neighborhood’s occupancy trend sits above the metro median (rank 77 of 162 neighborhoods), and renter-occupied housing accounts for a high share of units (rank 24 of 162; high national percentile). For investors, that points to a relatively deep tenant base and supports leasing stability at properly positioned properties.
The property’s 2008 construction is newer than the area’s typical vintage (neighborhood average is 1981; rank 90 of 162), which generally improves competitive positioning versus older stock. Investors should still evaluate building systems and common areas for mid-life updates that can sustain rentability and support value‑add premiums where justified.
Local amenities are mixed. Grocery access is comparatively strong for the metro (rank 29 of 162; national percentile in the 70s), while cafes, restaurants, parks, and pharmacies are limited within the immediate neighborhood. This pattern aligns with workforce-oriented housing where essentials are nearby, but on-site offerings and property-level conveniences can be meaningful differentiators for retention.
Within a 3-mile radius, demographics indicate a modest population dip over the past five years while household counts were roughly flat, with forecasts pointing to an increase in households alongside smaller average household sizes. That combination can expand the renter pool even with stable population levels, supporting occupancy and leasing velocity for well-managed multifamily.
Home values in the neighborhood are lower relative to national norms (national percentile near the bottom), which can introduce some competition from entry-level ownership options. At the same time, median contract rents in the neighborhood sit around the U.S. middle, and the rent-to-income profile reflects manageable affordability pressure, suggesting room for disciplined revenue management rather than outsized pricing power. These dynamics, based on CRE market data from WDSuite, favor steady operations over speculative growth assumptions.
Safety signals are mixed but improving. The neighborhood’s crime rank sits below the metro median (rank 49 of 162, where a lower rank indicates more crime relative to peers), yet it compares favorably at the national level (roughly 60th percentile, which is better than the U.S. average). Recent trend data shows estimated declines in both property and violent offense rates over the last year, indicating directional improvement.
For investors, this suggests a location that is competitive nationally but requires property-level mitigation consistent with inner‑suburban Fayetteville: lighting, access controls, and resident engagement. Monitoring neighborhood trends alongside asset‑specific measures can help sustain leasing and resident retention.
This 26‑unit, 2008‑built asset offers a relative quality edge versus older neighborhood stock while tapping into a renter‑heavy area with occupancy trends above the metro median. According to CRE market data from WDSuite, neighborhood rents sit near national midpoints and rent-to-income levels indicate manageable affordability pressure—favorable for steady operations and disciplined revenue management.
Household dynamics within a 3‑mile radius point to a near‑term increase in household counts even as population growth remains muted, implying smaller household sizes and a potentially broader tenant base. Grocery access is strong for the metro, while limited lifestyle amenities in the immediate area elevate the importance of on‑site features and management execution. The key watch items are competitive pull from entry‑level ownership and the neighborhood’s below‑median metro crime rank, balanced by nationally competitive safety and improving offense trends.
- Newer 2008 vintage versus neighborhood average, reducing near‑term CapEx versus older comparables
- Renter‑heavy neighborhood with above‑median occupancy supports depth of tenant demand
- Balanced rent-to-income profile favors steady revenue management over outsized rent pushes
- 3‑mile household growth outlook and smaller household sizes can expand the renter pool
- Risks: limited nearby lifestyle amenities, entry‑level ownership competition, and a below‑median metro crime rank