| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Good |
| Demographics | 71st | Good |
| Amenities | 69th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1001 Turnhaven Dr, Holly Springs, NC, 27540, US |
| Region / Metro | Holly Springs |
| Year of Construction | 2009 |
| Units | 28 |
| Transaction Date | 2009-02-02 |
| Transaction Price | $4,640,000 |
| Buyer | MSS APARTMENTS LLC |
| Seller | MSS DEVELOPMENT LLC |
1001 Turnhaven Dr Holly Springs Multifamily Investment
Household and income growth within a 3-mile radius point to a resilient renter base, while neighborhood amenities support daily convenience, according to WDSuite’s CRE market data. Monitoring occupancy normalization remains prudent as leasing conditions vary by submarket.
Holly Springs is a suburban node within the Raleigh–Cary metro, rated A and competitive among 331 metro neighborhoods. Local convenience is a strength: grocery, parks, and pharmacy access score in the upper national percentiles, while cafés are limited. For investors, this mix supports family-oriented tenancy and day-to-day livability without relying on destination retail.
Neighborhood rent levels sit above national medians and have risen over the past five years (per WDSuite). The neighborhood occupancy metric is below the national midpoint, suggesting disciplined lease management and targeted retention programs may matter more here than in tighter submarkets.
Within a 3-mile radius, demographics indicate population and households have expanded materially in recent years with additional growth projected, implying a larger tenant base and continued renter pool expansion. Median household incomes in this radius are high, which can support pricing power for well-amenitized units.
Tenure patterns show a modest share of renter-occupied housing in the immediate neighborhood and an even smaller renter concentration within the 3-mile radius. This can temper depth, but elevated ownership costs relative to incomes in the metro context help sustain reliance on multifamily rentals, supporting lease retention for competitive product.
Safety indicators compare favorably at the national level: violent and property offense rates register in higher national percentiles (safer relative to many U.S. neighborhoods), based on WDSuite. However, recent year-over-year data shows a notable uptick in property offenses, so investors should underwrite with current comps and monitor police blotter trends over the next 12–24 months.
At the metro comparison level, neighborhood rankings can diverge from national positioning. Framing the area as generally safer than the national midpoint is reasonable, while recognizing submarket variability and the importance of on-site lighting, access controls, and resident engagement to support leasing outcomes.
Proximity to diversified employers supports commute convenience and leasing stability, including insurance, healthcare distribution, and advanced manufacturing/training noted below.
- Erie Insurance Group — insurance (7.1 miles)
- MetLife Auto & Home Craig Conley LUTCF — insurance (8.7 miles)
- MetLife — insurance (13.3 miles)
- John Deere Morrisville Training Center — industrial training (13.9 miles)
- Amerisource Bergen — pharmaceutical distribution (14.6 miles)
Built in 2009, the property offers relatively modern mechanicals and finishes versus older vintages in the region, supporting competitive positioning with potential light value-add for common areas or in-unit modernization. Household and income growth within a 3-mile radius indicate a larger tenant base ahead, which supports occupancy stability and rent trade-outs for well-managed assets, based on CRE market data from WDSuite.
Neighborhood livability is a positive, with strong access to groceries, parks, and pharmacies that align with family-oriented tenancy. While overall neighborhood occupancy trends run below national midpoints and renter concentration is modest, elevated ownership costs in the metro context can reinforce multifamily demand and lease retention for quality product.
- 2009 vintage supports competitive positioning with targeted modernization upside
- Expanding 3-mile population and households enlarge the renter pool
- Strong everyday amenities (grocery, parks, pharmacy) bolster family-oriented demand
- Ownership costs support renter reliance, aiding pricing power for quality units
- Risks: neighborhood occupancy below national midpoint and recent property offense uptick warrant vigilant leasing and security practices