| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 38th | Poor |
| Demographics | 34th | Fair |
| Amenities | 53rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5052 Watauga Rd, Fayetteville, NC, 28304, US |
| Region / Metro | Fayetteville |
| Year of Construction | 1983 |
| Units | 80 |
| Transaction Date | 2018-01-18 |
| Transaction Price | $2,666,000 |
| Buyer | Derosa Capital 8, LLC |
| Seller | Bear Investments, LLC |
5052 Watauga Rd, Fayetteville NC Multifamily Investment
Inner-suburb location with everyday amenities and a renter base supported by neighborhood-level services, according to WDSuite’s CRE market data. 1983 vintage suggests potential value-add through targeted upgrades while maintaining competitive positioning against older local stock.
The property sits in a B+ rated Inner Suburb of Fayetteville, ranked 44 out of 162 metro neighborhoods — competitive among Fayetteville neighborhoods and above the metro median on several consumer-convenience measures. Grocery and restaurant density ranks near the top of the metro (both in the top 15 of 162), while pharmacies and childcare access are also relatively strong. Cafés and parks are limited, which may modestly cap lifestyle appeal but does not materially affect day-to-day convenience.
Neighborhood rent levels sit near metro norms and below many national peers, which can support leasing velocity. The area’s home values are lower than national averages; for investors, that means ownership is comparatively accessible and can create some competition with entry-level for-sale options, so pricing power hinges on management, finish quality, and convenience. School ratings are around mid-pack nationally, suggesting expectations aligned with workforce housing demand rather than top-tier school-driven premiums.
Construction in this neighborhood averages 1974, making the 1983 asset somewhat newer than the local average. That positioning can be leveraged for competitiveness versus older stock, though investors should plan for aging systems and selective modernization to meet renter expectations.
Within a 3-mile radius, demographics indicate a large working-age population and a renter-occupied share near half of housing units, providing depth to the tenant base. Recent years show modest population softness, but forecasts point to growth in population and households by 2028, implying a larger tenant base and support for occupancy stability. Median incomes have been rising, and rents are projected to trend upward, reinforcing the case for steady demand in professionally managed workforce communities.
Occupancy at the neighborhood level tracks below the metro median (86.7% per WDSuite), which underscores the importance of asset-level execution. Still, renter concentration is comparatively strong in the neighborhood context, suggesting continued depth for multifamily demand when pricing, finishes, and operations align with the local renter profile.
Safety metrics trend slightly better than national averages, with both property and violent offense measures landing in the safer half of neighborhoods nationally. The neighborhood ranks 51 out of 162 in the metro on crime — competitive among Fayetteville neighborhoods rather than top-tier — and recent data shows a notable year-over-year improvement in violent offense rates, indicating a positive direction of travel.
As always, investors should underwrite to submarket trends rather than block-level assumptions and monitor management practices (lighting, access control, and resident screening) that can influence on-site outcomes over time.
5052 Watauga Rd is an 80-unit, 1983-built asset positioned in a convenience-oriented inner-suburban pocket of Fayetteville. The neighborhood offers strong access to daily needs (grocery, restaurants, pharmacy, childcare) and a renter base aligned with workforce housing. According to CRE market data from WDSuite, neighborhood occupancy trends sit below the metro median, emphasizing the role of execution, while rent levels and a manageable rent-to-income profile support retention potential.
Demographics aggregated within a 3-mile radius point to a sizable working-age population, a renter-occupied share near half of households, and forecasts for growth in population and households by 2028 — all supportive of a broader tenant pool. With home values below national norms, some competition from entry-level ownership exists, but well-managed, upgraded units can capture demand from residents prioritizing convenience and professional management. The 1983 vintage offers clear value-add pathways through unit interior refreshes and systems modernization to strengthen competitive positioning against older neighborhood stock.
- Inner-suburban location with strong daily-needs access supports leasing and retention
- Workforce-oriented renter base and manageable rent-to-income dynamics underpin demand
- 1983 vintage provides value-add potential via selective renovations and systems updates
- Forecast growth in population and households (3-mile radius) expands the tenant pool
- Risk: neighborhood occupancy below metro median requires focused operations and competitive finishes