| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Good |
| Demographics | 71st | Good |
| Amenities | 69th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 108 Cotten Ln, Holly Springs, NC, 27540, US |
| Region / Metro | Holly Springs |
| Year of Construction | 2012 |
| Units | 64 |
| Transaction Date | 2007-07-27 |
| Transaction Price | $80,000 |
| Buyer | THE WOODS AT AVENT FERRY L L C |
| Seller | PENSCO TRUST COMPANY |
108 Cotten Ln Holly Springs Multifamily, 2012 Suburban Asset
Renter demand is supported by strong 3‑mile household growth and high incomes, according to WDSuite’s CRE market data, while neighborhood occupancy trends sit below the metro median—favoring well-located, 2012‑vintage product that competes against older stock.
Holly Springs offers suburban living with a practical amenity mix for residents. Grocery, park, and pharmacy access rank competitively among 331 Raleigh–Cary neighborhoods, placing the area in the upper tier nationally for everyday conveniences, while cafe density is limited. Restaurants are also abundant relative to regional peers, supporting day‑to‑day livability for a workforce renter profile.
The neighborhood earns an A rating and ranks 42nd of 331, indicating top quartile performance among metro neighborhoods. Within a 3‑mile radius, population and household counts have expanded materially and are projected to continue growing, which points to a larger tenant base over time. Median household incomes in this radius are high versus many suburban submarkets, which can support lease stability and renewal potential.
Neighborhood occupancy is below the metro median and trails national benchmarks, suggesting that property‑level leasing strategies and competitive positioning matter. That said, rent levels in the neighborhood sit above nationwide medians, and the rent‑to‑income profile indicates manageable affordability pressure locally—factors that can help sustain pricing power for well‑amenitized assets.
Tenure patterns indicate a modest share of renter‑occupied housing within the 3‑mile radius, implying a thinner but higher‑income renter pool. For investors, that points to steadier demand for quality units and potential for retention, while also requiring attention to product differentiation to win leases against ownership alternatives.
The property’s 2012 construction provides a competitive edge versus older suburban stock, with systems and finishes that are more contemporary. Investors should still plan for mid‑life capital items and selective modernization to maintain positioning as newer deliveries come online across the Raleigh–Cary region.
Safety indicators are comparatively favorable. The neighborhood’s crime rank is 44th of 331 within the Raleigh–Cary metro, which is competitive versus regional peers, and overall safety sits above the national average. Nationally, violent‑offense measures are in the top quartile, while property‑offense measures also benchmark well.
Recent trend signals are mixed: violent‑offense levels have edged down year over year, whereas property‑offense rates rose from a low base. For investors, that combination suggests maintaining standard risk controls and monitoring year‑to‑year shifts, while recognizing that the broader comparative safety profile remains solid against both metro and national baselines.
Proximity to diversified employers supports commuter convenience and helps widen the renter base. Nearby firms span insurance, advanced manufacturing training, and pharmaceuticals/distribution, underpinning steady white‑collar and skilled‑trade employment that can aid leasing and retention.
- Erie Insurance Group — insurance (6.7 miles)
- MetLife Auto & Home Craig Conley LUTCF — insurance (8.4 miles)
- MetLife — insurance (12.9 miles)
- John Deere Morrisville Training Center — manufacturing training (13.5 miles)
- Amerisource Bergen — pharmaceuticals distribution (14.1 miles)
108 Cotten Ln sits in a top‑quartile Raleigh–Cary neighborhood with strong day‑to‑day amenities and a growing, high‑income renter pool within 3 miles. While neighborhood occupancy trends are below the metro median, elevated local incomes and competitive rent levels indicate capacity to support lease stability for well‑positioned assets. The 2012 vintage offers an advantage versus older suburban comparables, with scope for targeted upgrades to sustain positioning as the market evolves.
According to CRE market data from WDSuite, neighborhood safety benchmarks above national averages and amenity access ranks well within the metro, both supportive of resident retention. Ownership costs are elevated enough to reinforce multifamily reliance for many households, though the owner‑leaning tenure mix means thoughtful product differentiation and asset management will remain important to capture demand and manage occupancy risk.
- Top‑quartile neighborhood standing among 331 Raleigh–Cary areas with strong amenity access
- 3‑mile population and household growth expand the tenant base and support absorption
- 2012 construction provides competitive positioning; plan for mid‑life capital and selective modernization
- Safety benchmarks above national averages support resident retention and leasing stability
- Risks: below‑median neighborhood occupancy and an owner‑leaning tenure mix require focused leasing strategy