| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Fair |
| Demographics | 43rd | Fair |
| Amenities | 30th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4025 N Sharon Amity Rd, Charlotte, NC, 28205, US |
| Region / Metro | Charlotte |
| Year of Construction | 1999 |
| Units | 42 |
| Transaction Date | 2009-12-21 |
| Transaction Price | $2,347,500 |
| Buyer | NC4 SHARON LLC |
| Seller | CHARLOTTE HORE LLC |
4025 N Sharon Amity Rd, Charlotte 42-Unit Multifamily
Neighboring renter concentration and everyday retail access support steady demand and lease retention, according to WDSuite’s CRE market data. Positioning is oriented toward workforce households seeking practical access to jobs and services.
This Inner Suburb location carries a B- neighborhood rating and is above the metro median (343 of 709 Charlotte-area neighborhoods), based on CRE market data from WDSuite. The local stock skews older on average (1969), while the subject’s 1999 vintage is newer—typically a competitive edge for operations and curb appeal.
Livability is anchored by strong daily-needs coverage: grocery options rank 12 of 709 locally and sit in the 96th percentile nationally, and restaurants track in the 85th percentile. Café, park, childcare, and pharmacy counts are limited within the immediate neighborhood, which may focus demand on convenience retail and in-unit/community amenities.
For investors, neighborhood occupancy is modestly above national norms, and rents have advanced over the past five years while remaining accessible relative to incomes. The renter-occupied share is high (top decile nationally), indicating a deep tenant base that supports leasing velocity and renewal potential.
Within a 3-mile radius, demographics show a larger household base today versus five years ago and projections for continued household growth even as average household size trends smaller. That shift can expand the renter pool and support occupancy stability for well-managed properties.
Home values in the neighborhood trend above national medians, and the value-to-income ratio sits in an elevated national percentile. In practice, a higher-cost ownership landscape can sustain reliance on multifamily housing, reinforcing pricing power for competitively positioned assets.
Safety indicators are mixed relative to peers. Overall crime levels sit near the national middle, and the neighborhood ranks around the metro median (258 of 709 Charlotte-area neighborhoods). Property offense metrics track below national medians, signaling room for continued improvement and the importance of security-forward operations.
A constructive note: violent offense estimates show a meaningful year-over-year improvement, placing the neighborhood in a strong national percentile for trend direction. Investors typically address safety with lighting, access control, and partnerships with local patrols; such measures can help protect retention and reputation without over-relying on broader area trends.
Proximity to major employers underpins workforce housing demand and commute convenience. Nearby anchors include Sonic Automotive, Bank of America, Duke Energy, Cisco Systems, and Nucor—supporting a diverse employment base that can stabilize leasing.
- Sonic Automotive — corporate offices (3.5 miles) — HQ
- Bank of America Corp. — corporate offices (4.9 miles) — HQ
- Duke Energy — corporate offices (5.3 miles) — HQ
- Cisco Systems — corporate offices (5.8 miles)
- Nucor — corporate offices (5.9 miles) — HQ
The 1999-vintage, 42-unit asset is newer than the neighborhood’s average stock, offering relative competitiveness on systems and finishes while leaving room for targeted refreshes to capture rent premiums. Neighborhood occupancy trends sit modestly above national norms, and a high share of renter-occupied housing points to depth in the tenant base. Within a 3-mile radius, households have increased and are projected to expand further as average household size declines—conditions that typically support multifamily demand, renewal rates, and stabilized cash flow.
Elevated home values and a higher value-to-income ratio suggest a high-cost ownership market, which can sustain multifamily reliance and pricing power for well-operated communities. At the same time, median rents and rent-to-income ratios indicate manageable affordability pressure, aiding retention. According to WDSuite’s commercial real estate analysis, nearby employment anchors further reinforce everyday leasing fundamentals for workforce-oriented product.
- Newer 1999 vintage versus neighborhood average, enabling competitive positioning with selective value-add upside.
- High neighborhood renter-occupied share supports a deeper tenant base and stable leasing.
- Strong daily-needs access (notably groceries) plus proximity to major employers bolsters workforce demand.
- Household growth within 3 miles and smaller household sizes point to ongoing renter pool expansion.
- Risks: limited park/café inventory nearby, school ratings below national median, and area crime metrics near the national middle warrant active asset management.