| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 43rd | Fair |
| Demographics | 55th | Best |
| Amenities | 72nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4611 Duncastle Rd, Fayetteville, NC, 28314, US |
| Region / Metro | Fayetteville |
| Year of Construction | 2004 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4611 Duncastle Rd, Fayetteville NC Multifamily Investment
Positioned in an inner-suburb pocket with high renter concentration and strong daily amenities, the asset benefits from stable neighborhood fundamentals according to WDSuite’s CRE market data.
The property sits in an Inner Suburb neighborhood rated A+ and ranked 6 out of 162 metro neighborhoods, placing it in the top quartile locally for overall performance. Daily convenience is a standout: restaurants are among the densest in the metro (ranked 1 of 162), with grocery access also competitive (ranked 4 of 162) and cafes near the top (ranked 2 of 162). Park access is limited (ranked 162 of 162), so outdoor space programming on-site may support resident appeal.
Neighborhood housing stock skews newer than the metro average, and this 2004 vintage is newer than the area’s typical 1980s construction. For investors, that suggests comparatively lower near-term capital needs versus older stock while still allowing selective value-add through interior refresh or systems modernization as appropriate.
Renter-occupied share in the neighborhood is high (ranked 19 of 162), indicating a deep tenant base that supports leasing velocity and renewal prospects. Occupancy in the neighborhood has trended upward over the past five years, reinforcing demand stability. With a rent-to-income profile near regional norms and median home values on the lower end nationally, ownership can be more attainable here than in high-cost markets; for multifamily, that means monitoring potential competition from entry-level ownership while leveraging renter convenience and amenities for retention.
Within a 3-mile radius, household counts have been broadly steady in recent years and are projected to increase through the next five years, pointing to a larger tenant base and support for occupancy. Demographic composition is balanced across working-age cohorts, and forecasts indicate rising household incomes, which can underpin rent growth management rather than outsized concessions, based on commercial real estate analysis from WDSuite.
Safety signals are mixed and should be underwritten with care. At the metro level, the neighborhood’s composite crime rank sits around the middle of the pack (81 out of 162), while national percentiles indicate safety performance below national averages. Notably, recent-year trends show improvement in violent incidents (stronger improvement relative to many areas nationwide), though property-related offenses remain elevated. Investors should consider appropriate security measures and underwriting for potential loss, while recognizing trend-level improvement in some categories.
This 24-unit, 2004-vintage asset aligns with a renter-heavy inner-suburban location where daily convenience is a core draw. Neighborhood performance ranks near the top of the metro, restaurant and grocery density is among the strongest locally, and renter concentration supports depth of demand. According to CRE market data from WDSuite, neighborhood occupancy has improved over the past five years, pointing to resilient leasing conditions. Given relatively attainable ownership costs in the area, competitive positioning should emphasize convenience, finishes, and on-site services to reinforce retention.
Vintage newer than the neighborhood average suggests manageable capital planning versus older 1980s stock while preserving selective value-add potential through interior updates and operational enhancements. Forecasts within a 3-mile radius call for household growth and rising incomes, which can expand the renter pool and support rent growth management. Key underwriting items include localized safety considerations and possible competition from entry-level ownership.
- Renter-heavy neighborhood with upward occupancy trend supports demand stability.
- 2004 construction offers competitive positioning versus older stock with value-add upside.
- Strong local amenity density (restaurants, groceries, cafes) enhances leasing appeal.
- 3-mile forecasts indicate household growth and rising incomes, aiding rent growth management.
- Risks: below-average national safety percentiles and potential competition from entry-level ownership.