| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 38th | Poor |
| Demographics | 34th | Fair |
| Amenities | 53rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 400 Scotland Dr, Fayetteville, NC, 28304, US |
| Region / Metro | Fayetteville |
| Year of Construction | 1974 |
| Units | 118 |
| Transaction Date | 2018-01-18 |
| Transaction Price | $3,999,000 |
| Buyer | Derosa Capital 8, LLC |
| Seller | Bear Four Investments |
400 Scotland Dr, Fayetteville NC Multifamily Investment
Positioned in an inner-suburban pocket with steady renter demand and everyday retail access, this 118-unit asset offers attainable rents and operational upside, according to WDSuite’s CRE market data. Neighborhood occupancy sits below the metro’s top tier, suggesting leasing runway with disciplined management.
This Inner Suburb location carries a B+ neighborhood rating and ranks 44 out of 162 within the Fayetteville metro, making it competitive among Fayetteville neighborhoods. Daily needs are convenient: grocery and pharmacy access rank in the top quartile among 162 metro neighborhoods, while restaurant density is also strong; park and cafe access are limited, which tilts the amenity mix toward errands and dining rather than recreation.
Renter-occupied share in the neighborhood is elevated versus many peers (above the metro median by rank), indicating a meaningful tenant base for multifamily demand. Neighborhood occupancy is in the lower half of metro rankings, which points to available demand capture for well-managed, value-forward units rather than fully stabilized, premium pricing.
Within a 3-mile radius, recent population trends were roughly flat, but forward projections indicate household growth, which can expand the renter pool and support occupancy stability. Median contract rents in the neighborhood sit below national averages by rank, and rent-to-income metrics point to moderate affordability, supporting retention with prudent rent management.
Ownership costs in the area are relatively accessible by national comparison, which can create some competition with entry-level ownership; however, attainable rent levels and commute convenience can sustain multifamily appeal for residents prioritizing flexibility and value.
Safety indicators for the neighborhood are mixed but generally compare favorably to national norms. By rank, the area performs above the metro median, and its national percentile suggests a safer profile than many neighborhoods nationwide. Recent trends show notable improvement in estimated violent offenses year over year, while property offenses have been more stable; investors should underwrite to current operations and monitor forward trends rather than assume linear improvement.
400 Scotland Dr offers 118 units with practical unit sizes that fit workforce demand, supported by strong grocery/pharmacy access and dining options. Neighborhood-level rents sit below national benchmarks by rank, and, based on commercial real estate analysis from WDSuite, moderate rent-to-income levels point to retention potential while leaving room for operational improvements as leasing is optimized.
Neighborhood occupancy trails the metro’s top performers, suggesting near-term leasing and value-add potential for investors focused on management, finishes, and tenant experience. Local ownership costs are relatively accessible, which can introduce competition from entry-level ownership; balancing attainable rents with quality-of-life upgrades and service consistency can help sustain demand and reduce turnover risk. Forward-looking household growth within 3 miles supports a larger tenant base over time.
- Competitive Inner Suburb location with everyday retail access that supports leasing
- Moderate rent-to-income profile supports retention and measured rent growth
- Neighborhood occupancy below top tier indicates room to capture demand via management and upgrades
- Forecast household growth within 3 miles expands the renter pool over time
- Risks: safety metrics vary by category; accessible ownership options can compete with rentals—underwrite conservatively