| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Good |
| Demographics | 73rd | Best |
| Amenities | 72nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 835 Beaty St, Davidson, NC, 28036, US |
| Region / Metro | Davidson |
| Year of Construction | 1974 |
| Units | 72 |
| Transaction Date | 2007-08-01 |
| Transaction Price | $3,200,000 |
| Buyer | Community Housing Partners Corp |
| Seller | Oakhill Associates |
835 Beaty St, Davidson NC Multifamily Opportunity
Positioned in a high-income suburban node with top-tier schools and strong amenities, the area shows durable renter demand even as neighborhood occupancy trends run cooler than metro leaders, according to WDSuite s CRE market data.
Davidson s neighborhood profile is strong for livability and long-term demand. The area ranks 49th among 709 Charlotte-concord-gastonia neighborhoods (top quartile in the metro) with a suburban feel, extensive parks and restaurants, and a school rating average that leads the metro (ranked 1 of 709) and sits in the 100th percentile nationally. These fundamentals support family-oriented tenancy and retention.
Local amenities are competitive: amenity access ranks favorably (31 of 709), with restaurants and parks performing in the upper tier of the metro and above national midpoints. For investors, this translates into lifestyle advantages that can bolster leasing velocity and reduce marketing downtime.
Ownership costs in the neighborhood are elevated relative to national norms (home values in the 91st percentile nationally), which tends to sustain reliance on multifamily housing. At the same time, rent-to-income measures appear favorable (79th percentile nationally), suggesting lower affordability pressure on renters and potential support for pricing power and lease retention.
Within a 3-mile radius, demographics show population growth alongside a notable increase in households over the past five years, with additional gains forecast. This points to a larger tenant base and continued renter pool expansion, even as average household size trends slightly smaller, which can favor demand for professionally managed units.
The asset s 1974 vintage is older than the neighborhood s average construction year (1991 rank position indicates relatively newer surrounding stock), implying potential value-add and capital planning needs to remain competitive with nearby product while capturing amenity- and school-driven demand.
Safety indicators compare well both locally and nationally. The neighborhood sits in the top quartile among 709 Charlotte-area neighborhoods for lower crime, with violent and property offense rates positioned in the upper 80s percentiles nationally (safer relative to most neighborhoods nationwide). This context supports renter confidence and helps underpin leasing stability.
Recent trends warrant monitoring: property offenses rose year over year in local estimates, even as violent offense trends were relatively steady. Investors should incorporate standard diligence and security measures appropriate for suburban assets while noting the area s overall favorable comparative standing.
Proximity to major employers underpins workforce demand and commute convenience, supporting tenant retention and lease-up. Nearby anchors include Lowe s, Duke Energy, Sysco, Merck, and Bank of America Corp., providing a diversified white-collar and operations employment base.
- Lowe s corporate offices (2.3 miles) HQ
- Duke Energy corporate offices (12.1 miles)
- Sysco corporate offices (12.3 miles)
- Merck corporate offices (13.0 miles)
- Bank of America Corp. corporate offices (19.5 miles) HQ
835 Beaty St offers exposure to a top-ranked Davidson neighborhood with exceptional schools, strong amenities, and high-income households. According to CRE market data from WDSuite, the neighborhood s occupancy level trails metro leaders, but home values are elevated and rent-to-income positioning is favorable, which can support renter reliance on professionally managed housing and help stabilize retention.
The property s 1974 construction is older than nearby stock, creating a clear value-add path through targeted renovations and systems upgrades to compete against newer product. Within a 3-mile radius, continued population and household growth points to a larger tenant base, reinforcing demand for well-managed, amenitized units.
- Top-tier schools and amenities support leasing velocity and long-term demand
- High-cost ownership market reinforces renter reliance and potential pricing power
- 1974 vintage offers value-add and capital planning opportunities to enhance competitiveness
- 3-mile radius shows expanding tenant base with ongoing household growth
- Risk: neighborhood occupancy is below metro leaders underwrite lease-up, renewal strategies, and differentiation