| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 27th | Poor |
| Demographics | 22nd | Poor |
| Amenities | 8th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 411 Fifth St, Ayden, NC, 28513, US |
| Region / Metro | Ayden |
| Year of Construction | 1984 |
| Units | 21 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
411 Fifth St Ayden NC Multifamily Investment
Smaller workforce asset in a rural Pitt County location where household growth supports a stable renter pipeline, according to WDSuite’s CRE market data. Positioning toward budget-conscious tenants can help balance thinner local amenities and a lower neighborhood occupancy baseline.
Ayden sits within the Greenville, NC metro and this rural neighborhood shows limited retail and lifestyle density, with few cafes, parks, or pharmacies nearby and a modest presence of grocery options. For investors, that typically points to value-oriented renter demand rather than lifestyle-driven leasing. Neighborhood schools trend weaker than many areas in the region (average ratings near the low end), which can influence family renter appeal and length of stay.
Within a 3-mile radius, population and households have expanded over the past five years, and projections indicate further population growth and a notable increase in household count alongside smaller average household sizes by 2028. That combination generally supports a larger tenant base and steady absorption for modestly sized units, even where neighborhood-level occupancy trails metro norms.
Home values in the immediate neighborhood are comparatively low within national context, and rent levels measure as manageable relative to incomes. For multifamily property research, that dynamic often sustains leasing among cost-sensitive renters, but can also introduce competition from entry-level ownership; prudent underwriting should reflect conservative rent growth and attention to retention.
Renter-occupied share at the neighborhood level is below half of housing units, indicating a smaller renter concentration than many urban submarkets. While that can mean a thinner immediate renter pool, the broader 3-mile growth in households suggests demand depth for well-priced units with functional finishes and reliable operations.
Safety signals are mixed when viewed against broader benchmarks. The neighborhood’s overall crime profile trails the national midpoint (around the 41st percentile nationwide) and performs below the Greenville metro median (rank 35 of 61 metro neighborhoods). Violent offense indicators sit near national mid-range, while property offense measures trend comparatively stronger (safer) than many areas nationally.
Investors should emphasize standard risk controls—exterior lighting, access management, and resident screening—and track year-over-year trends, as recent estimates indicate some uptick in violent incidents. Comparing claims histories and engaging local law enforcement/community programs can help maintain resident satisfaction and leasing stability without overreliance on any single dataset.
Built in 1984, this 21-unit asset fits a value-oriented profile where thoughtful capital planning can modernize interiors and building systems to compete against older local stock. Neighborhood occupancy runs below metro norms, but within a 3-mile radius, population and household growth—paired with smaller household sizes—points to incremental renter pool expansion and potential for stable absorption at attainable price points. According to CRE market data from WDSuite, rent levels remain manageable relative to incomes, supporting retention-focused strategies over aggressive near-term pricing.
The area’s low home values can create competition from ownership alternatives, yet that same context reinforces the role of well-managed, affordable rentals for residents prioritizing cost and convenience. Underwriting that prioritizes durable operations, modest rent gains tied to renovations, and disciplined expense control is best suited to the submarket’s fundamentals.
- 1984 vintage suggests value-add upside via targeted renovations and systems updates.
- 3-mile household and population growth support a larger tenant base and steadier absorption.
- Manageable rent-to-income dynamics favor retention and occupancy stability at attainable rents.
- Risk: Neighborhood-level occupancy trails metro norms; amenities and school ratings are limited.
- Positioning toward value-conscious renters can mitigate competition from entry-level ownership.