| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Good |
| Demographics | 42nd | Fair |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4901 Endolwood Rd, Charlotte, NC, 28215, US |
| Region / Metro | Charlotte |
| Year of Construction | 1986 |
| Units | 20 |
| Transaction Date | 2014-11-06 |
| Transaction Price | $10,660,000 |
| Buyer | GINKGO KIMMERLY LLC |
| Seller | BEL HICKORY GROVE HOLDINGS LLC |
4901 Endolwood Rd Charlotte Multifamily Opportunity
Renter demand is supported by a high renter-occupied share in the surrounding neighborhood and a high-cost ownership market, according to WDSuite’s CRE market data; neighborhood occupancy trends should be monitored for leasing stability.
Positioned in Charlotte’s inner-suburban fabric, the property benefits from a renter-occupied share that is competitive among metro neighborhoods (ranked 132 of 709), signaling a deep tenant base and potential demand stability for multifamily. Neighborhood occupancy is below the metro median (ranked 517 of 709), so underwriting should account for leasing velocity and retention strategies rather than assuming rapid lease-ups.
Local amenity density (cafes, groceries, parks, pharmacies, and restaurants) ranks at the bottom of the Charlotte metro, indicating an auto-oriented environment. For investors, this places greater emphasis on on-site conveniences, parking, and access to key arterials for daily needs and employment commutes.
Within a 3-mile radius, population has grown modestly over the past five years (+1.3%), while households increased (+3.2%), expanding the renter pool. Looking ahead to 2028, WDSuite’s data indicates additional population growth (+3.1%) and a sizable increase in households (+32.5%) alongside smaller average household sizes, which can support unit absorption and reduce turnover gaps.
Home values in the neighborhood sit near the metro middle, but the value-to-income ratio ranks in the top quartile among 709 Charlotte neighborhoods and is high compared with national peers, reinforcing renter reliance on multifamily options. Median contract rents are above the metro median (291 of 709) yet rent-to-income sits at a low national percentile, which suggests manageable affordability pressure that can support pricing power with prudent lease management. Average school ratings are below the national midpoint, which may modestly narrow the target renter segment toward workforce and young households.
Safety indicators are mixed. Compared with neighborhoods nationwide, both property and violent offense estimates sit in lower national percentiles, indicating comparatively higher incident rates. Within the Charlotte metro, the neighborhood’s crime positioning is mid-to-lower tier (crime rank 318 of 709), which warrants conservative assumptions for security measures and tenant screening.
Recent trend data is constructive: estimated property offenses declined by roughly 28.8% year over year (improvement ranked 143 of 709) and violent offenses fell by about 11.5%. These directional improvements, based on WDSuite’s data, can support marketing and retention narratives if sustained, but investors should continue to track trends at the neighborhood scale rather than block-by-block.
Proximity to major corporate employers supports workforce housing demand and commute convenience for renters, including Sonic Automotive, Bank of America, Duke Energy, Cisco Systems, and Nucor.
- Sonic Automotive — auto retail group (4.8 miles) — HQ
- Bank of America Corp. — banking (5.8 miles) — HQ
- Duke Energy — utilities (6.1 miles) — HQ
- Cisco Systems — networking technology (6.9 miles)
- Nucor — steel (7.2 miles) — HQ
This Charlotte inner-suburban location offers a sizable renter base and an ownership landscape that leans toward multifamily demand. The neighborhood’s renter-occupied share ranks competitively within the metro, while elevated ownership costs (relative to local incomes) support ongoing reliance on rentals. At the same time, neighborhood occupancy trends trail the metro median, so investors should emphasize disciplined leasing, curb appeal, and renewals to maintain stability. According to CRE market data from WDSuite, recent year-over-year declines in offense rates and solid household growth within 3 miles reinforce the case for durable demand if operational execution remains tight.
Forward-looking signals are constructive: WDSuite’s forecasts call for additional population growth and a substantial rise in household counts within 3 miles by 2028, alongside smaller household sizes—conditions that typically expand the renter pool. Rents sit above the metro median, yet rent-to-income levels imply manageable affordability pressure, creating room for measured rent growth tied to asset quality improvements and effective tenant retention.
- Deep renter base and high ownership costs support multifamily demand
- Nearby corporate employers underpin leasing and retention
- Household and population growth within 3 miles expand the tenant pool
- Rent levels above metro median with low rent-to-income support measured pricing
- Risks: softer neighborhood occupancy, limited walkable amenities, below-average safety metrics