| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 43rd | Fair |
| Demographics | 55th | Best |
| Amenities | 72nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4620 Duncastle Rd, Fayetteville, NC, 28314, US |
| Region / Metro | Fayetteville |
| Year of Construction | 2002 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4620 Duncastle Rd Fayetteville 24-Unit Multifamily Asset
Neighborhood occupancy has trended up and a high share of renter-occupied units supports depth of demand, according to WDSuite’s CRE market data. Positioning focuses on steady leasing fundamentals with prudent expense control rather than outsized rent growth.
This Inner Suburb location scores an A+ neighborhood rating and is competitive among Fayetteville neighborhoods (rank 6 of 162), with strong daily-life convenience. Dining and essentials are close at hand, with restaurant density ranked 1st of 162 neighborhoods, café access near the top, and grocery options also ranking among the best locally. Park access is limited, which may modestly reduce recreational appeal but does not typically drive leasing outcomes in workforce-oriented submarkets.
At the neighborhood level, occupancy is below the national median but has improved over the last five years, a constructive sign for stability. Renter concentration is high (share of housing units that are renter-occupied ranks near the top locally and nationally), indicating a deep tenant base for multifamily. Median contract rents in the area have risen meaningfully over five years while the rent-to-income profile remains moderate, suggesting balanced pricing power alongside routine lease management considerations.
The property’s 2002 vintage is newer than the neighborhood’s average 1980s building stock, offering relative competitiveness versus older assets. Investors should still underwrite standard mid-life capital items and potential modernization to support retention and rent positioning against comparable inventory.
Demographic statistics aggregated within a 3-mile radius show households essentially steady in recent years with forecasts pointing to household growth and higher incomes by 2028, implying a larger tenant base and greater propensity to pay for well-maintained units. While home values in the broader area are more accessible than in many U.S. markets, which can introduce some competition from entry-level ownership, the prevalence of renter-occupied housing supports ongoing multifamily demand and lease-up durability.
Safety trends are mixed and should be contextualized at the neighborhood—not property—level. Compared with neighborhoods nationwide, this area sits below average on safety by percentile; within the Fayetteville metro it places in the lower half (crime rank 81 of 162). Property-related offenses are elevated versus national norms, while recent data indicates a notable year-over-year improvement in violent offense rates, signaling some positive momentum.
Investors should weigh these dynamics alongside the submarket’s renter demand and amenity access. Routine security measures, lighting, and resident engagement can help support retention and mitigate exposure. Always pair underwriting with current, property-specific reports and trends from local authorities and insurers.
4620 Duncastle Rd is a 24-unit, 2002-vintage asset positioned in an amenity-rich Inner Suburb where neighborhood occupancy has been improving and renter concentration is high, supporting a steady leasing pipeline. According to CRE market data from WDSuite, the submarket offers strong access to restaurants and groceries, while rents have advanced over five years with a moderate rent-to-income profile that supports retention when paired with disciplined renewals.
Relative to older 1980s-area stock, the 2002 construction provides competitive positioning, with typical mid-life capex and modernization as key levers for value preservation and selective upside. Nearby home ownership remains more accessible than in many U.S. markets, which can temper pricing power, but projected household and income growth within a 3-mile radius points to a gradually expanding renter pool to support occupancy and cash flow durability.
- Improving neighborhood occupancy supports leasing stability
- High renter-occupied share indicates depth of tenant demand
- 2002 vintage competes well versus older local stock with targeted upgrades
- Amenity-rich setting (restaurants, groceries) aids retention and absorption
- Risks: below-median safety by national percentile, limited park access, and potential competition from accessible ownership