| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 47th | Good |
| Demographics | 44th | Good |
| Amenities | 10th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7670 W Netherland Dr, Fayetteville, NC, 28303, US |
| Region / Metro | Fayetteville |
| Year of Construction | 1983 |
| Units | 90 |
| Transaction Date | 2018-07-13 |
| Transaction Price | $4,850,000 |
| Buyer | Ingleside Investor, LLC |
| Seller | 21st Century Rentals, LLC |
7610 W Netherland Dr, Fayetteville Multifamily Investment
Renter demand is supported by a majority of renter-occupied housing in the surrounding neighborhood and steady occupancy, according to WDSuite’s CRE market data. Positioning focuses on durable cash flow with room for value-add to lift performance toward metro benchmarks.
The property sits in an Inner Suburb of Fayetteville where neighborhood occupancy trends are serviceable but trail the metro median (ranked 110 of 162 neighborhoods). That said, renter-occupied housing represents a large share of units locally (about six in ten), placing the area competitive among Fayetteville neighborhoods and in the top quartile nationally for renter concentration. For investors, that depth of renter base can help support leasing velocity and day-to-day occupancy management.
Amenity access is mixed. Restaurants score better than several local peers (above the metro median by rank), while cafes, parks, groceries, and pharmacies are comparatively thin in the immediate area. This pattern aligns with workforce housing dynamics where convenience retail and quick-service options are present but broader lifestyle amenities are limited. Pricing strategy should reflect this positioning versus more amenity-rich submarkets.
The neighborhood’s median contract rents sit below many national metros, while the rent-to-income profile indicates manageable affordability pressure. Home values are also lower relative to national levels, which can introduce some competition from ownership options; however, the sizable renter concentration suggests continued reliance on multifamily housing, favoring retention when units are well-maintained and appropriately priced.
Within a 3-mile radius, demographics show a stable population with households projected to increase by roughly one-fifth into the mid-term forecast, even as average household size trends down. This points to more households seeking units and an expanding tenant base. Income measures have strengthened historically and are forecast to continue rising, which can support rent growth and renewal rates when paired with thoughtful unit finishes and resident services.
Vintage matters for competitive positioning. The asset’s 1983 construction is newer than the neighborhood’s average 1970s-era stock, offering a relative edge versus older buildings. Investors should still plan for selective modernization of 1980s systems and interiors to defend occupancy and elevate effective rents.
Safety trends require balanced interpretation. By local rank, the neighborhood sits among higher-crime Fayetteville areas (lower ranks indicate higher crime among 162 neighborhoods). However, national percentiles for both violent and property offenses place the area in stronger standing versus many neighborhoods across the U.S., indicating comparatively better-than-average safety at a national scale.
Importantly, according to CRE market data from WDSuite, both violent and property offense rates have declined markedly over the past year, with violent crime showing one of the sharpest improvements in the metro. While conditions can vary block to block and should be verified during due diligence, the directional trend supports a more stable operating outlook than prior periods.
This 90-unit asset, built in 1983, competes well against an older 1970s neighborhood base while offering value-add potential through targeted system updates and interior upgrades. A majority-renter neighborhood and steady occupancy underpin day-to-day leasing, while lower relative home values and a manageable rent-to-income profile support retention. Within a 3-mile radius, households are projected to grow as sizes shrink, expanding the renter pool and supporting occupancy stability.
According to commercial real estate analysis from WDSuite, amenity access skews toward restaurants with fewer lifestyle conveniences immediately nearby, suggesting a workforce housing positioning. Executing on pragmatic renovations and consistent operations should allow the property to capture demand from an entrenched renter base and participate in forecast income growth, while acknowledging competitive pressure from entry-level ownership.
- Newer-than-neighborhood vintage (1983) offers a competitive edge with clear modernization upside
- Majority renter-occupied neighborhood supports tenant base depth and leasing stability
- Household growth within 3 miles expands the renter pool even as household sizes decline
- Workforce location with restaurants nearby; pricing and finishes should reflect amenity trade-offs
- Risk: Occupancy trails metro median and ownership alternatives are relatively accessible, requiring disciplined operations