| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 37th | Poor |
| Demographics | 22nd | Poor |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 240 Ann St, Fayetteville, NC, 28301, US |
| Region / Metro | Fayetteville |
| Year of Construction | 1998 |
| Units | 61 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
240 Ann St Fayetteville Multifamily Investment
Newer 1998 construction relative to an older local housing stock supports competitive positioning and renter appeal, according to WDSuite’s CRE market data. Neighborhood-level renter concentration is elevated, suggesting a deeper tenant base even as occupancy trends warrant careful asset management.
Located at 240 Ann St in Fayetteville, this 61‑unit asset sits in an Inner Suburb neighborhood that ranks 25th out of 162 Fayetteville neighborhoods (Neighborhood Rating: A), indicating strong local fundamentals relative to the metro. Amenity access is a differentiator: parks (ranked 2 of 162) and overall amenities (1 of 162) position the area as competitive among Fayetteville neighborhoods, with national amenity measures in the top quartile for parks and pharmacies. These attributes can aid leasing traction and retention.
The neighborhood’s share of housing units that are renter‑occupied is 45.7% (rank 38 of 162; high nationally), signaling a sizable renter base that supports multifamily demand. By contrast, neighborhood occupancy is measured below national norms (rank 156 of 162), so underwriting should emphasize leasing strategy and retention. Median contract rents in the neighborhood sit below many national peers, which can help pricing power for well‑amenitized, professionally managed product.
Within a 3‑mile radius, recent population counts have edged lower over the past five years while household size decreased, but forecasts point to growth in total households by 2028 alongside a smaller average household size. For investors, that trajectory suggests a larger tenant base and more renters entering the market over time, supporting occupancy stability for competitively positioned assets.
Home values in the immediate area are lower than national averages, which can introduce some competition from ownership options. However, for well‑located rentals with convenient access to parks, groceries, pharmacies, and dining (all above metro median by rank), the relative value proposition can support leasing velocity and reduce concessions risk. Average school ratings are modest (below the national median), a factor to weigh for family‑oriented unit mixes.
Vintage matters here: the property’s 1998 construction compares favorably with a neighborhood average vintage of 1953 (ranked older versus peers), highlighting potential competitive advantage versus older stock. Investors can expect relevance with today’s renter expectations while still planning for targeted modernization and systems upgrades typical for late‑1990s assets.
Neighborhood safety indicators track below national averages, with crime metrics ranked 78 out of 162 among Fayetteville neighborhoods. In national context, safety percentiles sit below the midpoint; however, recent year‑over‑year data shows improvement, with both property and violent offense rates trending down, according to WDSuite’s market data. For investors, this suggests monitoring trends and emphasizing on‑site management, lighting, and access controls to support resident comfort and retention.
Comparatively, the area is not in the top quartile nationally for safety today, yet the downward movement in estimated offense rates over the past year is a constructive signal. Positioning the asset with visible security practices and community engagement can help translate improving trends into leasing stability.
This 61‑unit multifamily asset combines a favorable 1998 vintage with strong neighborhood amenity access and a high share of renter‑occupied housing units. While neighborhood‑level occupancy reads soft versus national norms, the area’s renter concentration and amenity density support tenant demand. Within a 3‑mile radius, projections point to an increase in households by 2028 alongside smaller average household sizes, indicating a larger tenant base and potential renter pool expansion for well‑positioned product. Based on commercial real estate analysis from WDSuite, rents in the area remain comparatively attainable, which can aid leasing for updated units.
Operational focus should center on targeted renovations and attentive lease management to convert amenity advantages into occupancy stability. The newer‑than‑local‑average vintage offers a competitive edge versus older stock, while still allowing measured value‑add through interior refreshes and system modernization.
- Late‑1990s construction vs. older neighborhood stock supports competitive positioning
- Elevated renter‑occupied housing share indicates depth of tenant demand
- Strong amenity access (parks, groceries, pharmacies, dining) aids leasing and retention
- Forecast growth in households within 3 miles expands the renter pool over the medium term
- Risk: neighborhood occupancy trends are soft; asset performance hinges on execution and selective upgrades