| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Best |
| Demographics | 67th | Good |
| Amenities | 12th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 320 Shotwell Rd, Clayton, NC, 27520, US |
| Region / Metro | Clayton |
| Year of Construction | 2009 |
| Units | 48 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
320 Shotwell Rd, Clayton NC Multifamily Investment
Stabilized renter demand in an inner-suburban pocket of the Raleigh-Cary metro, according to WDSuite’s CRE market data, supports a defensive hold with operational upside from consistent tenant depth.
Located in Clayton’s inner suburbs, the property benefits from metro-scale job access while drawing from a growing 3-mile renter base. Neighborhood conditions sit near the metro median (ranked 168 out of 331), with a neighborhood occupancy metric that is among the strongest observed — top tier nationally — signaling durable leasing conditions at the neighborhood level rather than at this specific property.
Livability leans suburban. Retail, grocery, parks, and cafes are sparse within the immediate neighborhood, but childcare access compares favorably versus many areas in the region. Average school ratings trend around the national midpoint, which aligns with workforce-oriented demand rather than premium school-driven leasing.
Renter concentration within the neighborhood is measured at a little over one-third of housing units being renter-occupied, indicating a meaningful tenant pool without oversaturation. With a median rent level positioned in the upper half of neighborhoods nationally and a moderate rent-to-income ratio, the area supports pricing while helping mitigate retention risk.
Within a 3-mile radius, population and household counts have expanded in recent years and are projected to continue rising through 2028, implying a larger tenant base over time. Median and mean household incomes in this radius have also increased, which typically supports lease stability and measured rent growth as new households enter the market.
The asset’s 2009 construction is newer than the neighborhood’s average vintage (2004), suggesting competitive positioning versus older stock; plan for mid-life systems and common-area refreshes as part of capital planning to sustain leasing performance.
Safety signals are mixed and should be framed comparatively. The neighborhood’s crime rank sits toward the higher-crime end within the Raleigh-Cary metro (rank 54 out of 331, where lower ranks indicate more crime), yet national benchmarks trend somewhat better than average overall (crime safety around the 56th percentile nationally). This combination points to conditions that are tighter locally than regionally but not outlier at the national level.
Category trends also diverge: property offenses benchmark very strong on a national basis (around the 98th percentile for safety) with a recent modest improvement, while violent-offense benchmarking appears safer than most areas nationally (roughly 76th percentile) but has shown a recent uptick. Investors should underwrite with prudent security measures and emphasize resident experience, lighting, and visibility, aligning with typical suburban asset management standards.
The leasing base is supported by commutable access to RTP-area corporate offices, notably in insurance, life sciences, logistics, training, and technology — drivers that can underpin steady renter demand and retention.
- MetLife Auto & Home Craig Conley LUTCF — insurance office (18.6 miles)
- Erie Insurance Group — insurance (19.1 miles)
- MetLife — insurance & corporate services (21.7 miles)
- John Deere Morrisville Training Center — equipment training center (23.2 miles)
- Amerisource Bergen — pharmaceutical distribution (23.5 miles)
- Quintiles Transnational Holdings — clinical research (25.5 miles) — HQ
This 48-unit 2009-vintage asset offers competitive positioning in a suburban Raleigh-Cary location where neighborhood occupancy metrics are exceptionally strong and renter concentration supports a consistent tenant base. Rents benchmark in the upper half nationally while rent-to-income levels remain moderate, pointing to sustainable pricing with manageable retention risk. Based on commercial real estate analysis from WDSuite, household and population growth within 3 miles are expanding and projected to continue, reinforcing long-run demand for multifamily units.
The newer construction versus neighborhood average suggests fewer near-term system repairs and room for targeted value-add (common areas, amenities) to differentiate from older stock. Key underwriting considerations include auto-oriented amenities, average school ratings, and mixed but generally competitive safety scores that warrant standard security and lighting strategies.
- Strong neighborhood-level occupancy and expanding 3-mile renter base support leasing stability
- 2009 vintage competes well versus older local stock; plan mid-life capital to sustain performance
- Rents in the upper national half with moderate rent-to-income ratios support durable pricing power
- Commutable access to RTP employers underpins tenant demand and retention
- Risks: limited walkable amenities, average schools, and mixed safety signals require focused asset management