| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Good |
| Demographics | 54th | Good |
| Amenities | 19th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 700 Woodland Heights Dr, Sanford, NC, 27330, US |
| Region / Metro | Sanford |
| Year of Construction | 2003 |
| Units | 24 |
| Transaction Date | 2001-11-07 |
| Transaction Price | $500,000 |
| Buyer | WOODLAND HIEIGHTS OF SANFORD LLC |
| Seller | MASHBURN ROY E |
700 Woodland Heights Dr Sanford Multifamily Investment
Neighborhood occupancy is solid and trending stable at the area level, supporting steady leasing conditions according to WDSuite’s CRE market data. With a suburban location in Sanford, the thesis centers on durable renter demand rather than premium amenity appeal.
This suburban pocket of Sanford ranks in the top quartile among 23 metro neighborhoods (A- neighborhood rating), indicating competitive fundamentals for investors screening for stability over flash. Neighborhood occupancy is 94.9% and sits above the metro median, a constructive backdrop for lease-up and retention in typical turnover seasons.
The property’s 2003 vintage is newer than the neighborhood’s average construction year of 1988. For investors, that positioning can reduce near-term capital exposure versus older stock while still leaving room to modernize interiors, common areas, or building systems for a value-add program as components age.
Livability indicators are mixed. Neighborhood amenities skew limited (few parks, cafes, childcare, and pharmacies), though basic services like groceries are present at competitive levels for the metro. Average school ratings in the area test on the lower side, which may influence family-driven leasing decisions; positioning toward workforce and convenience-oriented renters can help offset that headwind.
Rents in the neighborhood sit around the metro middle, while household incomes trend above average locally; the rent-to-income ratio ranks high nationally for headroom. That combination supports pricing power without overextending tenants. Renter-occupied share at the neighborhood level is modest, but within a 3-mile radius, household counts are up over the past five years and projections point to meaningful population and household growth by 2028, expanding the tenant base and supporting occupancy stability.
Safety indicators show a nuanced picture. Relative to the Sanford metro, the neighborhood’s crime rank is on the lower end (6th among 23), signaling more reported incidents than several peer areas. However, on a national basis, the neighborhood performs strongly, testing in the higher percentiles for safety compared with neighborhoods nationwide.
Recent data also show notable year-over-year declines in both property and violent offense estimates, which, if sustained, can support renter confidence and lease retention. As always, investors should pair metro-relative context with on-the-ground diligence and trend monitoring.
Regional employment access is anchored by large Triangle-area employers, supporting a workforce renter base that values commute reach more than immediate walkability. The most relevant nearby anchors include Erie Insurance Group, Cisco Systems, Biogen Idec, John Deere, and Quintiles Transnational Holdings.
- Erie Insurance Group — insurance (30.9 miles)
- Cisco Systems — networking & technology (34.4 miles)
- Biogen Idec — biotechnology/pharma (34.8 miles)
- John Deere Morrisville Training Center — industrial equipment training (35.1 miles)
- Quintiles Transnational Holdings — contract research (36.8 miles) — HQ
700 Woodland Heights Dr offers a straightforward multifamily thesis centered on occupancy stability and workforce demand. The neighborhood ranks in the top quartile among 23 Sanford neighborhoods, and area occupancy sits above the metro median—conditions that support predictable cash flow when paired with disciplined leasing and renewals. The 2003 vintage is newer than the neighborhood average, which can lower immediate capital intensity versus older comparables while preserving value-add levers through targeted modernization. According to CRE market data from WDSuite, local rents benchmark near the metro middle while incomes skew higher, indicating room for measured rent growth without undue affordability pressure.
Within a 3-mile radius, household counts have been rising and are projected to expand meaningfully through 2028, pointing to a larger tenant base and sustained renter demand. Offsetting considerations include limited neighborhood amenities and below-average school ratings, along with commuter-oriented access to major employers rather than walkable job nodes. Taken together, the profile fits investors seeking durable occupancy with selective value-add potential in a suburban context.
- Above-median neighborhood occupancy supports cash flow stability
- 2003 vintage offers relative CapEx relief with modernization upside
- Rents near metro middle and stronger incomes provide pricing headroom
- 3-mile growth outlook expands the renter pool and leasing depth
- Risks: limited amenities, lower school ratings, commuter-focused location