| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Best |
| Demographics | 95th | Best |
| Amenities | 57th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1301 Queens Rd, Charlotte, NC, 28207, US |
| Region / Metro | Charlotte |
| Year of Construction | 1995 |
| Units | 27 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1301 Queens Rd Charlotte Multifamily Investment Outlook
Affluent renter demand and high-cost homeownership in Myers Park support durable leasing potential for nearby assets, according to WDSuite’s CRE market data.
Positioned in Charlotte’s Inner Suburb near Myers Park, the neighborhood ranks 16 out of 709 in the metro, placing it in the top quartile nationally by overall standing. Dining and daily-needs access are a clear strength: restaurant density is ranked 24 of 709 and café density 14 of 709, both competitive among Charlotte neighborhoods. Grocery and pharmacy access also track above the metro median, while immediate park and childcare counts are limited, suggesting residents rely on nearby districts for recreation and family services.
For investors, the local renter base shows two distinct signals. At the neighborhood level, an estimated 32.8% of housing units are renter-occupied, indicating a moderate renter concentration and a sizable owner-occupied presence. Within a 3-mile radius, however, approximately 57.7% of housing units are renter-occupied, creating a broader tenant pool that can support leasing and retention for well-positioned multifamily assets.
Household incomes are high relative to national norms and home values are elevated (neighborhood median home values rank 5 of 709; high national percentile), reinforcing sustained reliance on multifamily housing for many households. Neighborhood contract rents trend above national medians with five-year growth observed, while the neighborhood rent-to-income ratio around 0.13 points to limited affordability pressure and manageable lease management considerations for professionally operated properties.
Occupancy measured at the neighborhood level is around the national midpoint, supporting stable operations rather than outsized volatility. The average construction year in the neighborhood is 1983; this property’s 1995 vintage is newer than the local average, which can enhance competitive positioning versus older stock, though investors should still plan for system updates typical of late-1990s assets.
Safety conditions are mixed in a metro context. The neighborhood’s crime rank is 468 out of 709 Charlotte-area neighborhoods and its national percentile is lower, indicating it is less safe than many peer areas. That said, recent trend data show some improvement in property-related incidents, which decreased year over year, while violent offense estimates increased modestly. Investors should weigh these directional trends and compare to nearby submarkets when underwriting turnover, insurance, and security line items.
Because safety can vary by block and over time, use on-the-ground diligence alongside reported trends. The improvement in property offense rates over the past year is a constructive sign, but the overall standing versus metro peers supports prudent risk management and tenant-experience planning.
Proximity to Uptown anchors a diversified employment base that supports renter demand and commuting convenience, led by technology, energy, financial services, steel, and automotive retail corporate offices listed below.
- Cisco Systems — networking technology (1.8 miles)
- Duke Energy — energy utility (2.2 miles) — HQ
- Bank of America Corp. — financial services (2.3 miles) — HQ
- Nucor — steel (2.4 miles) — HQ
- Sonic Automotive — automotive retail (2.5 miles) — HQ
1301 Queens Rd is a 1995-vintage, 27-unit asset positioned in a high-income Inner Suburb location where elevated ownership costs and strong household fundamentals underpin multifamily demand. Population and households within a 3-mile radius have expanded meaningfully in recent years, and projections point to continued growth—supporting a larger tenant base, stable occupancy, and potential pricing power for well-managed communities. Based on CRE market data from WDSuite, neighborhood rents sit above national medians with measured rent-to-income levels that help mitigate retention risk.
Relative to the neighborhood’s older average construction year (1983), the 1995 vintage offers competitive positioning versus legacy stock, while still calling for prudent capital planning around aging systems and modernization. Amenity access is a strength (dining, cafes, grocery, pharmacy), though limited immediate park and childcare presence and mixed safety metrics argue for conservative underwriting assumptions on marketing, tenant experience, and OpEx.
- Demand depth: high-income households and a majority-renter 3-mile radius support a broad tenant pool and leasing stability.
- Competitive vintage: 1995 construction can outperform older neighborhood stock with targeted updates.
- Pricing power potential: elevated ownership costs and above-median neighborhood rents support revenue resilience.
- Employer proximity: quick access to Uptown corporate HQs bolsters demand from professional renters.
- Risks: mixed safety standing, limited nearby parks/childcare, and standard late-1990s CapEx needs warrant conservative underwriting.