| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Good |
| Demographics | 22nd | Poor |
| Amenities | 60th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3800 Marvin Rd, Charlotte, NC, 28211, US |
| Region / Metro | Charlotte |
| Year of Construction | 1998 |
| Units | 32 |
| Transaction Date | 2012-05-15 |
| Transaction Price | $950,000 |
| Buyer | 3800 MARVIN OWNERS LLC |
| Seller | SMF CHARLOTTE MARVIN LLC |
3800 Marvin Rd, Charlotte NC Multifamily Investment
Neighborhood occupancy is strong and renter demand is deep, according to WDSuite s CRE market data, positioning this 32-unit asset for stable leasing in an inner-suburban Charlotte location near major employers.
Located in an Inner Suburb of Charlotte, the neighborhood posts occupancy in the top quartile nationally, indicating resilient leasing conditions relative to many U.S. submarkets. WDSuite s CRE market data shows a high renter concentration (share of housing units that are renter-occupied), which supports a larger tenant base and steady turnover management for multifamily operators.
Everyday convenience is a relative strength. Cafe density and grocery access rank competitively among 709 Charlotte metro neighborhoods and land in high national percentiles, while parks are similarly above national norms. Dining options inside the immediate neighborhood are limited and pharmacy access trails peers, so residents may rely on nearby corridors for certain services.
Vintage matters for positioning. The area s average construction year trends around the early 1980s; at 1998, this property is newer than much of the surrounding stock, which can offer a competitive edge on layouts and systems. That said, an asset from the late 1990s may still benefit from targeted modernization to sustain rent premiums versus newer deliveries.
Demographic statistics aggregated within a 3-mile radius point to population growth and a notable increase in households, expanding the renter pool and supporting occupancy stability. Higher household incomes in the broader 3-mile area, alongside rising median contract rents, suggest room for quality-sensitive demand; investors should balance that with neighborhood-level affordability pressure when setting renewal and upgrade strategies.
Safety metrics indicate crime levels are higher than the metro average, with the neighborhood ranking in the lower tier among 709 Charlotte-area neighborhoods. Nationally, the area falls below typical safety percentiles, signaling that operators should account for security, lighting, and resident communication in asset plans.
Recent year-over-year indicators show increases in both property and violent offense estimates. While these measures can fluctuate with reporting cycles, investors may underwrite enhanced on-site measures and factor insurance and operating protocols accordingly, comparing costs and trends to peer submarkets across Charlotte.
The employment base nearby is anchored by corporate headquarters and major office users, supporting commuter convenience and a durable pool of renters tied to finance, energy, and technology employers noted below.
- Sonic Automotive corporate offices (0.99 miles) HQ
- Nucor corporate offices (2.96 miles) HQ
- Bank of America Corp. corporate offices (3.46 miles) HQ
- Duke Energy corporate offices (3.57 miles) HQ
- Cisco Systems corporate offices (3.65 miles)
Built in 1998 with 32 units averaging approximately 770 square feet, the asset is newer than much of the surrounding housing stock, creating a practical platform for selective value-add. Neighborhood occupancy trends in the top quartile nationally, and a high share of renter-occupied units signals depth in the tenant base. According to commercial real estate analysis from WDSuite, amenity access for cafes, groceries, and parks compares favorably to metro peers, while limited pharmacy and on-block dining imply some reliance on nearby corridors.
Within a 3-mile radius, population growth and a faster increase in households point to a larger renter pool ahead, supporting lease-up and renewal strategies. Elevated incomes in the broader area and rising advertised rents suggest potential for quality-driven pricing, though investors should calibrate rent-setting to neighborhood-level affordability pressure and plan for security and operating controls given below-average safety metrics.
- Late-1990s vintage offers competitive layouts with targeted modernization upside
- Top-quartile neighborhood occupancy supports leasing stability
- Strong nearby employer base underpins renter demand and retention
- 3-mile demographics show population and household growth, expanding the renter pool
- Risks: below-average safety metrics and localized affordability pressure require prudent operations