| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Best |
| Demographics | 57th | Fair |
| Amenities | 29th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 100 Copperline Dr, Garner, NC, 27529, US |
| Region / Metro | Garner |
| Year of Construction | 2008 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
100 Copperline Dr Garner Multifamily Investment
Neighborhood occupancy is steady and renter demand is supported by a higher renter-occupied share locally, according to WDSuite’s CRE market data. Built in 2008, the 20-unit asset offers relatively modern baseline systems compared with older stock in the Raleigh-Cary metro.
Garner’s inner-suburban setting offers day-to-day convenience with a moderate restaurant presence and solid pharmacy access, while cafes, parks, and childcare options are thinner than core Raleigh nodes. Average school ratings trend slightly above national norms for similar areas, which can aid family retention without being a primary driver for rent premiums.
From an investment perspective, neighborhood occupancy is above the metro median and in the 64th percentile nationally, signaling generally resilient leasing conditions at the neighborhood level rather than property-specific performance. The share of housing units that are renter-occupied ranks competitive among Raleigh-Cary neighborhoods (53 out of 331), pointing to a deeper tenant base and a broader pool for renewals and backfill.
Within a 3-mile radius, recent population growth has been positive and households have expanded at a faster clip, indicating a larger tenant base over time. Forecasts point to further increases in households and incomes over the next five years, which supports occupancy stability and the potential for sustained renter pool expansion.
Home values in the neighborhood sit in the upper national percentiles alongside a higher value-to-income ratio, characteristic of a high-cost ownership market. This tends to reinforce renter reliance on multifamily housing and can support pricing power, while a neighborhood-level rent-to-income ratio near the low 20s suggests manageable affordability pressure with normal lease management considerations.
Vintage matters for competitive positioning: the 2008 construction date is newer than much of the legacy suburban stock, which can limit near-term capital exposure to core systems; investors may still underwrite selective updates for finishes and common areas to support demand and retention.
Safety indicators for the neighborhood are mixed and should be evaluated alongside property operations. Neighborhood crime ranks below the metro median (236 out of 331), and national percentiles indicate the area is less safe than many U.S. neighborhoods. That said, recent estimates show property offenses trending down year over year, which is a constructive directional signal, though not definitive.
Investors typically account for this by emphasizing lighting, access controls, and resident engagement, and by monitoring submarket trends relative to Raleigh-Cary benchmarks. Compare on-site incident data and recent leasing experience to neighborhood-level measures to align underwriting with current conditions.
Proximity to regional employers in insurance, manufacturing/industrial services, life sciences, and pharma supports commuter convenience and broad white-collar and skilled-worker renter demand. The following nearby employers illustrate the employment base accessible from the neighborhood:
- MetLife Auto & Home Craig Conley LUTCF — insurance services (13.0 miles)
- Erie Insurance Group — insurance (13.6 miles)
- MetLife — insurance (16.3 miles)
- John Deere Morrisville Training Center — manufacturing training (17.9 miles)
- Amerisource Bergen — pharma distribution (18.2 miles)
- Quintiles Transnational Holdings — clinical research (20.3 miles) — HQ
100 Copperline Dr combines a 2008 vintage with an inner-suburban location where neighborhood occupancy trends sit above the metro median and renter concentration is competitive among Raleigh-Cary peers. Within a 3-mile radius, households have expanded and are projected to grow further, supporting a larger tenant base and reinforcing leasing stability for a 20‑unit asset. Elevated neighborhood home values relative to incomes point to a high-cost ownership market, which can sustain multifamily demand and pricing power when paired with prudent lease management.
According to CRE market data from WDSuite, neighborhood-level rents and occupancy benchmarks align with stable demand, while the property’s newer construction reduces immediate system-level capex risk versus older stock; selective updates may still enhance positioning. Underwrite safety and amenity thinness at the neighborhood level, and leverage commute access to diversified employers to support retention.
- Above-metro neighborhood occupancy and competitive renter concentration support stable leasing
- 2008 construction offers relatively modern systems with optional value-add through finishes
- High-cost ownership context reinforces renter reliance and potential pricing power
- 3-mile household growth and rising incomes expand the tenant base
- Risks: neighborhood safety metrics below metro average and thinner amenities warrant operational focus