| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Good |
| Demographics | 27th | Poor |
| Amenities | 15th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6402 English Hills Dr, Charlotte, NC, 28212, US |
| Region / Metro | Charlotte |
| Year of Construction | 1984 |
| Units | 20 |
| Transaction Date | 2007-11-09 |
| Transaction Price | $10,105,000 |
| Buyer | 55 REGAL OAKS LLC |
| Seller | NJM HOLDING CORP |
6402 English Hills Dr, Charlotte Multifamily Investment
Neighborhood fundamentals point to durable renter demand and high occupancy, according to WDSuite s CRE market data. Investor focus: deep renter base and stable lease-up dynamics in an inner-suburban Charlotte location.
This inner-suburban Charlotte location offers everyday convenience with strong grocery access, while cafes, restaurants, and parks are sparser within the immediate neighborhood. Amenity access ranks 412 of 709 metro neighborhoods, indicating fewer lifestyle options nearby, but grocery density sits in the 92nd percentile nationally, supporting daily needs without long trips.
Renter-occupied share is high at the neighborhood level, with a renter concentration that ranks 14 of 709 in the metro (98th percentile nationally). For multifamily investors, that suggests a deep tenant base and resilient demand for professionally managed units rather than dispersed single-family rentals.
Occupancy for the neighborhood is strong and top quartile among 709 Charlotte neighborhoods, reinforcing expectations for steady leasing and low downtime. Median contract rents trend in the mid-market range, which can help sustain absorption in exchange for modest finish levels and attentive management.
Within a 3-mile radius, population has grown modestly in recent years while households expanded faster, and WDSuite s data indicates households are projected to increase further as average household size trends lower. This dynamic typically enlarges the renter pool and supports occupancy stability for small to mid-size assets.
Ownership costs are relatively accessible versus core Charlotte, which can introduce some competition from entry-level ownership. Even so, elevated rent-to-income ratios in parts of the area imply prudent pricing and renewal strategies to preserve retention while maintaining NOI growth.
Safety indicators are mixed. The neighborhood s overall crime ranking is 555 out of 709 Charlotte metro neighborhoods, which is below the metro median, and places the area around the 24th percentile nationally for safety. Investors should underwrite to enhanced on-site security and thoughtful lighting/common-area design, particularly for evening activity.
Trend data from WDSuite shows a recent decline in property offenses year over year, alongside an increase in violent offense estimates. This combination warrants standard risk controls in operations and coordination with insurers, while not overstating block-level conditions. Compare bids with security vendors and consider camera coverage as part of common-area improvements.
The area draws from a broad employment base anchored by corporate headquarters and major offices, supporting commuter demand and lease retention. Key nearby employers include Sonic Automotive, Bank of America, Duke Energy, Nucor, and Cisco Systems.
- Sonic Automotive corporate offices (4.3 miles) HQ
- Bank of America Corp. corporate offices (6.3 miles) HQ
- Duke Energy corporate offices (6.6 miles) HQ
- Nucor corporate offices (6.7 miles) HQ
- Cisco Systems corporate offices (7.2 miles)
6402 English Hills Dr benefits from an inner-suburban location with a deep renter base and neighborhood occupancy that is top quartile across Charlotte submarkets, supporting predictable leasing and limited downtime. According to commercial real estate analysis from WDSuite, grocery access outperforms while lifestyle amenities are thinner, positioning the asset as practical workforce housing with steady demand drivers.
Within a 3-mile radius, household counts have been rising and are projected to expand further as household sizes trend smaller, which typically enlarges the tenant base and supports retention. Ownership remains relatively accessible locally, so rent positioning and renewal management should balance pricing power with affordability to sustain NOI.
- Top-quartile neighborhood occupancy supports stable leasing and limited downtime
- High renter concentration indicates a deep tenant base for multifamily units
- Strong grocery access and regional employment anchors aid day-to-day livability and retention
- Demand tailwind: 3-mile household growth and smaller household sizes expand the renter pool
- Risks: thinner lifestyle amenities, below-metro-average safety ranking, and pricing-to-income sensitivity