| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Good |
| Demographics | 57th | Good |
| Amenities | 31st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 795 W Saunders Ave, Aberdeen, NC, 28315, US |
| Region / Metro | Aberdeen |
| Year of Construction | 1995 |
| Units | 37 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
795 W Saunders Ave Aberdeen Multifamily Value-Add
Neighborhood occupancy remains in the mid-90% range and sits in the top quartile among Pinehurst–Southern Pines submarkets, supporting steady renter demand, according to WDSuite’s CRE market data.
The property is situated in a B+ rated, rural neighborhood within the Pinehurst–Southern Pines, NC metro. Neighborhood occupancy is strong and ranks 4th of 39 metro neighborhoods, placing it in the top quartile locally and around the 75th percentile nationally—an indicator of stable leasing conditions rather than a lease-up environment.
Vintage matters here: the average neighborhood construction year is 2002, while this asset was built in 1995. That seven-year gap suggests planning for selective capital improvements and potential value-add upgrades to remain competitive against slightly newer stock.
Within a 3-mile radius, demographics point to a growing tenant base: both population and household counts have expanded over the past five years, with projections calling for continued growth through the next cycle. A renter-occupied share of roughly one-third of housing units locally signals a meaningful base of prospective tenants, which can support occupancy stability and reduce exposure to prolonged downtime.
Local amenity access is mixed. Grocery access is competitive among metro neighborhoods (ranked 9th of 39) and cafes rank near the top of the metro (3rd of 39, around the 70th percentile nationally). However, parks and pharmacies score at the bottom of the metro distribution, so investors should underwrite car-dependent living and weigh on-site amenities. Median home values sit near the national midpoint for similar neighborhoods, which, combined with relatively low rent-to-income levels in the immediate area, tends to support pricing power while helping lease retention for well-managed assets, based on CRE market data from WDSuite.
Safety indicators are broadly in line with national norms and near the metro midpoint. The neighborhood’s overall crime rank is 19th of 39 within Pinehurst–Southern Pines (roughly middle of the pack), while national percentiles suggest comparatively stronger results for violent offense rates (around the mid-70s) and moderately favorable readings for property offenses (mid-60s). Recent trends show a year-over-year decline in violent offenses alongside an uptick in property offenses; investors should factor this mixed trend into security planning and operating budgets rather than assume a single-direction trajectory.
This 1995-vintage, 37-unit asset offers a practical value-add path in a B+ neighborhood where occupancy stands in the top quartile among metro peers. Population and household growth within 3 miles point to a larger tenant base over the next few years, which should support occupancy stability and steady leasing. Ownership costs in the area are moderate, and low rent-to-income levels locally tend to reinforce renter reliance on multifamily housing and bolster lease retention, according to CRE market data from WDSuite.
Given the property’s slightly older vintage relative to nearby stock, targeted renovations and systems upgrades can sharpen competitive positioning against early-2000s assets. Amenity access is serviceable (notably grocery and cafes), though limited parks and pharmacies and a car-oriented environment warrant conservative underwriting for on-site offerings and resident services. Monitoring the recent uptick in property offenses and maintaining proactive safety measures can help sustain resident satisfaction and retention.
- Top-quartile neighborhood occupancy supports durable leasing and cash-flow stability.
- 1995 vintage allows for targeted value-add to compete with early-2000s stock.
- 3-mile population and household growth expand the tenant base and support demand.
- Moderate ownership costs and low rent-to-income levels aid pricing power and retention.
- Risks: limited park/pharmacy access and recent property offense uptick call for prudent Opex and safety planning.