| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Best |
| Demographics | 67th | Good |
| Amenities | 12th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 252 Amelia Church Rd, Clayton, NC, 27520, US |
| Region / Metro | Clayton |
| Year of Construction | 2001 |
| Units | 24 |
| Transaction Date | 2005-11-18 |
| Transaction Price | $86,000 |
| Buyer | KAE RENTAL PROPERTIES LLC |
| Seller | NOBLIN KATHI T |
252 Amelia Church Rd Clayton NC Multifamily Investment
Neighborhood occupancy is exceptionally tight and renter demand is supported by household growth in the surrounding area, according to WDSuite’s CRE market data. Metrics referenced here reflect the neighborhood, not the property, and point to stable leasing fundamentals for investors.
Located in Clayton’s inner suburb within the Raleigh–Cary metro, the neighborhood rates B- and sits near the metro median (ranked 168 of 331). The area’s housing stock trends relatively new for the metro, while this 2001 vintage offers slightly older construction than the neighborhood average (2004), suggesting scope for targeted value-add and capital planning to enhance competitiveness.
Renter concentration in the neighborhood is measured at 36.6% of housing units, indicating an owner-leaning area but with a meaningful tenant base for multifamily demand. Within a 3-mile radius, the population and household counts have grown materially over the last five years and are projected to expand further, implying a larger tenant pool and support for occupancy stability. Median household incomes in the 3-mile radius have risen, and contract rents are projected higher, which together can support pricing power while still requiring thoughtful lease management.
Neighborhood occupancy is strong relative to metro and national context (neighborhood metric), a positive indicator for lease-up and retention. However, local amenity density is limited—cafe, grocery, park, and restaurant counts rank low within the metro—so residents often rely on broader Clayton and Raleigh corridors for retail and services. Average school ratings in the neighborhood track around the national median, which is competitive for suburban workforce households.
Home values in the neighborhood sit near national midpoints, and the neighborhood’s rent-to-income ratio is measured at 0.17. This combination points to a high-cost-of-ownership profile that is moderate by national standards and can sustain rental demand, though investors should monitor potential competition from ownership alternatives when positioning unit finishes and rents.
Safety indicators present a mixed but generally favorable picture in national context. Overall crime levels benchmark modestly better than the national midpoint (56th percentile nationwide), with violent offense levels positioned in a higher national safety percentile and property offenses comparing even more favorably. These comparisons are at the neighborhood level, not the property.
Trend signals are nuanced: recent year-over-year data show improvement in property-related incidents, while violent incidents ticked higher. Investors should treat this as a monitoring item and underwrite with standard precautions (lighting, access control, and tenant-screening protocols) aligned to suburban Raleigh–Cary market practices.
Regional employers within commuting range support a diversified renter base, particularly for insurance, life sciences, healthcare distribution, and industrial training roles. The list below reflects nearby nodes that can underpin demand and retention for workforce and professional renters.
- MetLife Auto & Home Craig Conley LUTCF — insurance (19.0 miles)
- Erie Insurance Group — insurance (19.5 miles)
- MetLife — insurance (22.1 miles)
- John Deere Morrisville Training Center — training center (23.7 miles)
- Amerisource Bergen — pharmaceutical distribution (24.0 miles)
This 24-unit, 2001-vintage asset in Clayton benefits from tight neighborhood occupancy and a growing 3-mile-radius renter pool, supporting leasing stability and potential rent growth over time. The vintage is slightly older than the neighborhood average, creating a practical pathway for value-add upgrades that can improve competitive positioning against newer stock without overextending capital plans. According to CRE market data from WDSuite, neighborhood-level rents and incomes in the surrounding area are trending upward, reinforcing demand while keeping an eye on retention and affordability management.
Local amenity density is limited, but proximity to Raleigh–Cary employment nodes broadens the addressable tenant base. Ownership costs in the area are moderate in national context, so pricing strategy and finish levels should be calibrated to maintain depth against ownership alternatives while capturing demand from professionals commuting to regional employers.
- Tight neighborhood occupancy supports lease-up and retention potential (neighborhood metric).
- 2001 construction offers clear value-add angles through targeted interior and systems updates.
- Expanding 3-mile-radius population and households point to a growing tenant base.
- Regional employers within commuting range diversify demand across insurance, life sciences, and distribution.
- Risks: lower nearby amenity density, ownership competition, and mixed safety trends warrant prudent underwriting.