| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 43rd | Fair |
| Demographics | 49th | Good |
| Amenities | 28th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3949 Rosehill Rd, Fayetteville, NC, 28311, US |
| Region / Metro | Fayetteville |
| Year of Construction | 1977 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3949 Rosehill Rd, Fayetteville NC Multifamily Investment
High renter concentration in the surrounding neighborhood supports depth of tenant demand even as neighborhood occupancy sits below the metro median, according to WDSuite’s CRE market data.
The property sits in an Inner Suburb pocket of Fayetteville with a B+ neighborhood rating. Local livability is practical rather than lifestyle-driven: grocery access ranks 17 out of 162 metro neighborhoods (top quartile locally and strong versus national norms), and childcare density ranks 5 out of 162 (top quartile), while immediate cafe, restaurant, park, and pharmacy options are limited. For investors, this mix suggests everyday conveniences are accessible by short drives, but walkable retail is not the draw.
Neighborhood occupancy is measured at the neighborhood level, not the property. It ranks 96 of 162 in the metro (below the metro median) yet has improved over the past five years, indicating some stabilization momentum. Importantly, the share of housing units that are renter-occupied is high—ranked 20 of 162 (top quartile in the metro and high in national percentiles)—pointing to a sizable tenant base that can support leasing velocity and renewal activity.
Rents in the neighborhood skew lower than national averages (national percentile in the mid-30s), and the rent-to-income ratio trends on the lower side, which can reduce affordability pressure and aid retention. Median home values are also lower in context, which can introduce some competition from ownership options; however, multifamily remains a more accessible housing choice for many households, helping sustain renter reliance.
Within a 3-mile radius, demographics show recent softness but a constructive outlook: population and household counts contracted modestly in the last five years, yet forward projections indicate population growth and an increase in households, implying potential renter pool expansion that can support occupancy stability and gradual revenue growth. Smaller average household sizes nearby suggest steady demand for studios and one-bedroom units.
Safety conditions are mixed when viewed against broader benchmarks. The neighborhood’s overall crime standing sits around the middle of the Fayetteville metro (ranked 82 out of 162 neighborhoods), and compares below the national median (mid-30s percentile nationally). For investors, this points to a location that is not among the metro’s lowest-risk areas but remains within a commonly investable band for workforce-oriented assets.
Recent trends indicate a year-over-year uptick in property offenses, while violent offense rates have been relatively stable. Interpreting these metrics alongside leasing strategy is prudent: property-level security measures and resident engagement can help manage perception and retention, and underwriting should assume a balanced stance rather than best-case outcomes.
Regional employment access includes selected corporate offices that are commutable from the property; these contribute to the broader white-collar employment base but are not the primary demand driver for this neighborhood.
- Erie Insurance Group — insurance (43.5 miles)
Built in 1977, this 36-unit asset offers potential value-add and capital planning angles relative to slightly newer neighborhood stock. The surrounding neighborhood shows a high share of renter-occupied housing units and improving occupancy trends, which can underpin leasing stability for well-managed properties. According to CRE market data from WDSuite, local rents sit below national norms and rent-to-income levels are comparatively manageable—conditions that can support retention while leaving room for measured renovation-driven rent premiums.
Investor considerations include the area’s limited walkable retail, below-metro-median neighborhood occupancy, and a safety profile that trails national medians. Counterbalancing factors are a large renter base, everyday amenities within short drives (notably groceries and childcare), and 3-mile forecasts that point to population and household growth—signals of a gradually expanding tenant pool over the medium term.
- 1977 vintage supports a clear value-add and systems upgrade thesis to lift competitiveness
- High renter-occupied share indicates a deep tenant base for leasing and renewals
- Rents below national norms and lower rent-to-income suggest retention-friendly affordability
- Everyday conveniences (grocery, childcare) accessible by short drives despite limited walkable retail
- Risks: below-metro-median neighborhood occupancy and safety metrics that trail national medians