| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Best |
| Demographics | 76th | Best |
| Amenities | 42nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3000 Osage Dr, Holly Springs, NC, 27540, US |
| Region / Metro | Holly Springs |
| Year of Construction | 2013 |
| Units | 24 |
| Transaction Date | 2020-06-30 |
| Transaction Price | $1,159,000 |
| Buyer | CCC VILLAGES AT PECAN GROVE LLC |
| Seller | TANT GUNN ASSOCIATES LLC |
3000 Osage Dr, Holly Springs NC Multifamily Opportunity
Positioned in a top-quartile Raleigh-Cary suburban neighborhood with high-income households and steady renter demand, the asset benefits from strong schools and improving safety metrics, according to WDSuite’s CRE market data. Primary investor takeaway: durable demand drivers support occupancy stability while value-add can sharpen competitiveness against newer nearby stock.
Holly Springs posts an A- neighborhood rating (77 of 331 metro neighborhoods), placing it in the top quartile locally. The area skews suburban with family-oriented amenities: parks access is strong (top quartile nationally), and average school ratings are competitive for the metro and high versus the nation. While the cafe and pharmacy counts are thinner, grocery and childcare access test above mid-pack, helping underpin day-to-day livability that supports leasing and retention.
Renter demand is supported by income depth and demographics. Within a 3-mile radius, households and families have expanded meaningfully in recent years, with forecasts indicating continued population growth and a larger household base — a setup that broadens the tenant pool and supports occupancy stability. Median household incomes benchmark well above national norms, and neighborhood rent-to-income readings near mid-40s percentiles indicate manageable affordability pressure that can aid renewals and pricing discipline.
Tenure patterns skew owner-occupied, with the neighborhood’s renter-occupied share around the mid-to-low range locally and approximately one-fifth renter-occupied within 3 miles. For multifamily investors, that points to a somewhat thinner but higher-quality renter base, often translating to stable credit profiles and longer stays, particularly when paired with strong school options and suburban amenities.
Vintage and competitive set matter here. The property’s 2013 construction is older than the neighborhood’s very new average stock (2023). That gap suggests practical value-add and modernization levers — from interiors to common-area finishes and energy systems — to better compete with recent deliveries while capturing demand from growing, higher-income renter cohorts.
Neighborhood safety indicators are comparatively favorable. WDSuite’s national benchmarks place the area in the upper quartile for both violent and property offense safety, indicating conditions that compare well to many U.S. neighborhoods. Relative to the Raleigh-Cary metro, recent readings are competitive, supporting family-oriented appeal and lease retention.
Trend-wise, estimated property offense rates show a sharp year-over-year improvement, while violent offense measures have held in a relatively favorable range. These are area-level indicators rather than block-specific metrics, but they provide useful context for underwriting tenant stability and operating risk.
Proximity to regional employers across insurance, manufacturing, life sciences, and distribution underpins commuter convenience and broad white-collar demand. The following nearby employers form a diversified base relevant to renter retention and leasing velocity:
- Erie Insurance Group — insurance (7.6 miles)
- MetLife Auto & Home Craig Conley LUTCF — insurance (9.2 miles)
- MetLife — insurance & services (13.9 miles)
- John Deere Morrisville Training Center — manufacturing training (14.5 miles)
- Amerisource Bergen — pharmaceutical distribution (15.1 miles)
3000 Osage Dr offers exposure to a top-quartile suburban neighborhood in the Raleigh-Cary metro with strong schools, high-income households, and improving safety — ingredients that typically support occupancy stability and renewal rates. According to WDSuite’s commercial real estate analysis, neighborhood occupancy trends are near the metro middle while local incomes and rent-to-income levels suggest balanced affordability, helping sustain pricing power without undue retention risk.
Built in 2013, the asset is older than the neighborhood’s very new average inventory, creating a clear value-add path through targeted interior updates and select building system enhancements to compete with recent deliveries. Elevated ownership costs and strong household growth within a 3-mile radius reinforce reliance on quality rentals, and proximity to a diversified employer base broadens the tenant funnel.
- Top-quartile neighborhood with strong schools and parks supporting family-oriented renter demand
- Income depth and balanced rent-to-income readings support occupancy stability and renewals
- 2013 vintage enables practical value-add to compete with newer 2020s deliveries
- Access to diversified regional employers supports leasing velocity and retention
- Risks: lower renter concentration locally and newer competing stock require thoughtful renovation strategy and amenity programming