| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Best |
| Demographics | 67th | Good |
| Amenities | 12th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1070 Kenmore Dr, Clayton, NC, 27520, US |
| Region / Metro | Clayton |
| Year of Construction | 1999 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1070 Kenmore Dr, Clayton NC Multifamily Investment
Stabilized neighborhood demand and a moderate renter base support steady leasing potential, according to CRE market data from WDSuite, with room for value-add given the 1999 vintage relative to newer nearby stock.
Clayton’s inner-suburban setting combines steady household growth with suburban housing patterns that favor larger floor plans and parking access over walkable retail. Neighborhood statistics indicate limited on-foot amenities (few cafes, groceries, or parks within the immediate area), so the location functions as car-oriented housing serving commuters across the Raleigh–Cary metro.
For investors, the neighborhood’s reported 100% occupancy is measured for the neighborhood, not the property, and points to tight local housing conditions that can support occupancy stability. Median neighborhood rents sit near the middle of the national distribution while the rent-to-income ratio around 0.17 suggests manageable affordability pressure—factors that can aid retention and reduce leasing volatility, based on WDSuite’s CRE market data.
Tenure patterns skew more owner-occupied, with renter-occupied units representing roughly one-third of housing. This moderate renter concentration implies a defined but not oversupplied tenant base for multifamily, with leasing supported by regional employment access and household growth rather than dense, walkable retail.
Within a 3-mile radius, demographics show population and household expansion over the past five years and additional growth projected, along with a slight downshift in average household size. This combination typically expands the renter pool and supports absorption for well-positioned product. Median home values in the neighborhood sit near national midpoints; in practice, a relatively accessible ownership market can temper pricing power, so competitive positioning and amenity packages matter for lease-up and renewals.
Vintage considerations are notable: the property’s 1999 construction is older than the neighborhood’s average year of 2004. That age gap can translate to value-add opportunity through interior upgrades and systems modernization, but investors should underwrite capital planning to protect competitive positioning versus newer deliveries across the metro.
Safety indicators for the neighborhood compare favorably at the national level on several measures. Property-offense metrics are in the top quartile nationally, and violent-offense metrics are also above national averages, according to CRE market data from WDSuite. At the metro scale, the area performs competitively among Raleigh–Cary neighborhoods.
Recent-year trends include an uptick in violent-offense rates, which warrants routine monitoring and standard operating measures (lighting, access control, and resident engagement). As always, these are neighborhood-level signals rather than property-specific outcomes, and investors should pair them with current on-the-ground observations.
Regional employment access is driven by large corporate nodes to the northwest that draw commuters from Clayton, supporting renter demand and lease retention for workforce-oriented assets. Key employers include MetLife, John Deere s training operations, AmerisourceBergen, IQVIA (Quintiles), and Cisco.
- MetLife insurance (22.1 miles)
- John Deere Morrisville Training Center manufacturing training (23.7 miles)
- Amerisource Bergen pharmaceutical distribution (24.0 miles)
- Quintiles Transnational Holdings life sciences services (25.9 miles) HQ
- Cisco Systems, Building 8 networking & technology (26.7 miles)
The 24-unit property at 1070 Kenmore Dr combines larger average floor plans (about 1,023 sf) with neighborhood-level occupancy strength and expanding regional households. Based on CRE market data from WDSuite, the immediate neighborhood shows tight housing conditions and median rents with manageable renter affordability pressure, factors that can support stable occupancy and renewals. The 1999 vintage is slightly older than nearby stock, creating potential value-add and systems-upgrade upside to sharpen competitive positioning.
Within a 3-mile radius, recent and projected population and household growth point to a larger tenant base over the medium term. A relatively accessible ownership market can introduce some competition for higher-income renters, but well-executed renovations and practical amenities can sustain leasing velocity, particularly for commuters tied to major employment centers across the Raleigh–Cary metro.
- Neighborhood-level occupancy strength supports leasing stability (neighborhood metric, not property-specific).
- 1999 vintage offers value-add potential through interior updates and systems modernization.
- 3-mile population and household growth expands the renter pool and supports absorption.
- Balanced rent levels and rent-to-income dynamics aid retention and revenue management.
- Risks: car-oriented setting with limited walkable amenities and some competition from ownership options; monitor safety trends and underwrite capex.