| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Good |
| Demographics | 25th | Poor |
| Amenities | 54th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5501 Farm Pond Ln, Charlotte, NC, 28212, US |
| Region / Metro | Charlotte |
| Year of Construction | 1979 |
| Units | 53 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5501 Farm Pond Ln Charlotte Multifamily Investment
Renter demand is supported by a high neighborhood renter-occupied housing share and proximity to major employers, according to WDSuite’s CRE market data. Focus here is on steady leasing fundamentals rather than premium positioning.
Situated in an Inner Suburb of Charlotte with a B- neighborhood rating, the area offers everyday convenience and workforce access rather than destination amenities. Amenity access is competitive among Charlotte neighborhoods (196 of 709), with strong restaurant density (around the 90th percentile nationally) and solid grocery and pharmacy presence (roughly upper‑mid percentiles), though parks, cafes, and childcare options are limited.
Neighborhood multifamily occupancy is around 90% and has eased modestly over the past five years, indicating stable but competitive leasing conditions. The renter concentration is high — roughly two‑thirds of housing units are renter‑occupied (a top‑decile share metro‑wide) — which supports depth of tenant demand for multifamily assets and can aid leasing continuity.
Within a 3‑mile radius, demographics show gradual population growth over the last five years with a faster increase in households, pointing to smaller household sizes and a larger tenant base. Forecasts indicate continued household growth over the next five years, which can expand the renter pool and support occupancy stability and ongoing absorption.
Home values in the neighborhood sit below many coastal markets but are elevated relative to local incomes (high value‑to‑income ratio and a low neighborhood income percentile), which tends to reinforce renter reliance on multifamily housing. At the same time, rent‑to‑income near the low national percentile implies affordability pressure for some renters, suggesting careful lease management and pricing discipline for investor operators.
Safety trends should be assessed at the neighborhood level rather than the property. The neighborhood’s crime rank sits near the metro middle (325 out of 709 Charlotte‑area neighborhoods), indicating conditions that are neither the strongest nor the weakest in the region.
Compared to neighborhoods nationwide, violent and property offense rates benchmark in lower national percentiles (less favorable); however, both categories show year‑over‑year improvement, with notable declines in estimated incident rates, based on WDSuite s CRE market data. Investors may view the recent downward trend as constructive while still underwriting conservatively.
The location serves a broad workforce with direct proximity to major corporate employers, supporting commute convenience and renter retention. Nearby anchors include Sonic Automotive, Bank of America, Nucor, Duke Energy, and Cisco Systems.
- Sonic Automotive — corporate offices (3.9 miles) — HQ
- Bank of America Corp. — corporate offices (6.1 miles) — HQ
- Nucor — corporate offices (6.4 miles) — HQ
- Duke Energy — corporate offices (6.4 miles) — HQ
- Cisco Systems — corporate offices (6.9 miles)
5501 Farm Pond Ln is a 53‑unit, 1979 vintage asset that aligns with workforce housing demand in an Inner Suburb setting. Neighborhood occupancy trends hover near 90% with a high renter‑occupied share, pointing to a deep tenant base and consistent leasing. Average unit sizes skew compact, which can appeal to cost‑conscious renters and support price‑point differentiation versus larger, newer stock.
Within a 3‑mile radius, recent population growth and a faster rise in households suggest a gradually expanding renter pool and potential for steady absorption. According to CRE market data from WDSuite, elevated ownership costs relative to income in the immediate neighborhood tend to sustain renter reliance, though rent‑to‑income levels indicate the need for disciplined renewals and targeted value‑add that enhances durability without overextending rents.
- High renter concentration and near‑metro‑average occupancy support stable leasing
- 1979 vintage with value‑add and system modernization potential to improve NOI
- Compact average unit sizes enable competitive pricing and broaden the tenant base
- Proximity to major employers underpins demand and retention
- Risks: affordability pressure and uneven neighborhood amenities require careful lease management and capex prioritization