| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Best |
| Demographics | 75th | Best |
| Amenities | 15th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4416 Simsbury Rd, Charlotte, NC, 28226, US |
| Region / Metro | Charlotte |
| Year of Construction | 1985 |
| Units | 22 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4416 Simsbury Rd, Charlotte Investment Property
According to WDSuite’s CRE market data, neighborhood occupancy sits near the metro midpoint while a high share of renter-occupied housing supports demand stability around the asset. Strong household incomes in the area help underpin rent collections without overreliance on rapid growth.
This Inner Suburb location in Charlotte ranks 169 out of 709 metro neighborhoods, placing it in the top quartile among Charlotte neighborhoods for overall performance, based on CRE market data from WDSuite. The submarket exhibits steady occupancy at the neighborhood level alongside strong household incomes and an elevated renter-occupied share, which collectively point to a durable tenant base for a 22-unit asset.
Livability favors daily convenience rather than destination amenities. While the broader amenity index trends below national norms, café density is comparatively strong (competitive among local areas), whereas grocery, park, and pharmacy options within the immediate neighborhood are limited—an operational factor to consider for resident appeal and marketing. School ratings are not reported here, so investors should underwrite education factors through property-level comps and due diligence rather than assumptions.
At the neighborhood level, home values are high versus national peers, which signals a high-cost ownership market. That dynamic can reinforce reliance on multifamily housing and support lease retention, even as rent-to-income readings suggest manageable affordability pressure locally. For investors, this combination often translates into more resilient pricing power, provided asset quality and operations remain competitive.
Demographic statistics within a 3-mile radius indicate recent population growth and a 5-year increase in households, with WDSuite’s outlook showing further household expansion ahead. A rising number of higher-income households enlarges the prospective renter pool and can support occupancy stability and renewal performance, particularly for well-maintained properties in established suburban nodes.
Vintage matters: the property was built in 1985, newer than the neighborhood’s average construction year. That positioning generally enhances competitive standing against older stock, though investors should still plan for targeted modernization and systems updates to sustain leasing momentum.
Neighborhood safety indicators compare favorably overall. Crime performance ranks 134th out of 709 Charlotte-area neighborhoods, which is above the metro median, and national comparisons place the area moderately safer than average. Recent trend data is constructive: violent offense estimates declined sharply year over year, and property offenses also moved lower, according to WDSuite’s CRE market data.
These are neighborhood-level signals rather than block-specific measures, but the combination of above-median metro rank and improving trends supports a conservative view of stability versus many peer submarkets. Investors should still confirm conditions with current comp sets, insurance quotes, and property-level incident histories.
Proximity to established employers supports renter demand and commute convenience, with nearby roles concentrated in steel manufacturing, auto retail, technology, industrial gases, and utilities. The list below reflects key employers close to the property that can underpin leasing and retention.
- Nucor — steel manufacturing (1.9 miles) — HQ
- Sonic Automotive — auto retail (2.3 miles) — HQ
- Airgas — industrial gases (4.7 miles)
- Cisco Systems — technology (5.5 miles)
- Duke Energy — utilities (6.0 miles) — HQ
The investment case centers on a high-income Inner Suburb with a sizable renter-occupied share and neighborhood occupancy near the metro midpoint, indicating a stable but competitively contested leasing environment. The asset’s 1985 vintage is newer than the local average, offering a relative edge versus older stock while leaving room for targeted value-add through common-area refreshes and mechanical modernization. Within a 3-mile radius, households have grown and are projected to expand further, supporting a larger tenant base and consistent renewal prospects.
Home values trend high for the neighborhood, reinforcing reliance on rental options and sustaining demand for quality apartments. According to CRE market data from WDSuite, local rent-to-income levels appear manageable, which can support collections and limit turnover risk under disciplined lease management. Key risks include limited neighborhood grocery and park access and the potential for ownership alternatives to compete for higher-income residents; careful amenity programming and resident services can help offset these pressures.
- Strong household incomes and rising 3-mile household counts support a deeper tenant base and renewal durability.
- 1985 vintage is newer than nearby averages, with selective upgrades likely to enhance competitive positioning.
- High-cost ownership landscape reinforces rental demand and supports pricing power with prudent operations.
- Balanced neighborhood occupancy suggests steady leasing, with room to drive performance through asset management.
- Risks: limited immediate grocery/park access and potential competition from ownership options—mitigate via amenities and service.