| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Fair |
| Demographics | 77th | Best |
| Amenities | 34th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 110 Talisman Way, Raleigh, NC, 27615, US |
| Region / Metro | Raleigh |
| Year of Construction | 2013 |
| Units | 60 |
| Transaction Date | 2015-05-28 |
| Transaction Price | $45,800,000 |
| Buyer | NP SIX FORKS LLC |
| Seller | SIX FORKS APARTMENTS LLC |
110 Talisman Way Raleigh Multifamily Investment
Built in 2013, this 60-unit asset offers newer-vintage competitiveness in an inner-suburban pocket where renter demand is supported by strong incomes and major employers, according to WDSuite’s CRE market data. The neighborhood shows stable rent levels and a deep white-collar tenant base, positioning operations for steady leasing with thoughtful management.
This inner-suburban Raleigh location (B+ neighborhood rating) is competitive among Raleigh-Cary neighborhoods, ranked 116 out of 331. Newer construction at the property level (2013) outpaces the neighborhood’s average 1994 vintage, which can be an advantage in attracting tenants seeking modern finishes and building systems; plan for routine systems updates over the hold as the asset approaches mid-life.
Amenities are mixed: cafes and groceries score above national averages (cafes at the 83rd percentile; groceries at the 66th), while parks and pharmacies are limited within the immediate neighborhood. For investors, this tilts appeal toward convenience-oriented renters but may require positioning around lifestyle offerings in nearby corridors rather than immediate walk-to options.
At the neighborhood level, median asking rents track above national norms (73rd percentile), while the rent-to-income ratio sits at a level that suggests manageable affordability pressure (0.23). Ownership costs trend higher relative to incomes (value-to-income ratio in the 73rd percentile nationally), which often sustains reliance on multifamily rentals and can aid pricing power and retention during renewals.
Renter concentration is moderate: 34.8% of housing units are renter-occupied in this neighborhood, implying a meaningful, but not saturated, tenant base for multifamily demand. Neighborhood occupancy has eased in recent years, so lease-up and renewal strategies should emphasize competitive finishes, professional management, and targeted concessions as needed.
Within a 3-mile radius, demographics point to a resilient renter pool: population grew over the last five years and households increased, with forward-looking projections indicating relatively flat population but a notable increase in household counts alongside smaller average household sizes. This pattern typically expands the pool of renters and supports occupancy stability for well-positioned assets.
Safety trends are mixed. The neighborhood’s crime rank (86 out of 331 metro neighborhoods) indicates higher incident levels relative to many Raleigh-Cary areas, and safety stands below the national middle (45th percentile). That said, recent year-over-year declines in both violent and property offenses are notable, with improvement trends stronger than most U.S. neighborhoods, suggesting conditions have been moving in a positive direction.
Investors should underwrite with standard precautions (lighting, access controls, and resident engagement) and monitor ongoing trend data, while recognizing the recent downward trajectory in reported incidents.
Proximity to large corporate offices underpins white-collar renter demand and commute convenience, notably in insurance, life sciences, and advanced manufacturing services.
- MetLife — insurance (9.6 miles)
- AmerisourceBergen — pharma distribution (10.3 miles)
- John Deere Morrisville Training Center — equipment training (10.6 miles)
- Quintiles Transnational Holdings — biopharma services (10.9 miles) — HQ
- MetLife Auto & Home Craig Conley LUTCF — insurance offices (11.9 miles)
The investment thesis centers on newer-vintage differentiation, balanced renter demand, and proximity to major employers. The 2013 construction is materially newer than the neighborhood average, supporting competitive positioning against older stock while leaving room for targeted modernization over time. According to CRE market data from WDSuite, neighborhood rents sit above national norms and ownership costs are elevated relative to incomes, conditions that typically reinforce reliance on multifamily housing and support renewal pricing where management execution is strong.
Demand signals are further supported by 3-mile demographics: household counts have grown and are projected to expand even with relatively flat population and smaller average household sizes, typically enlarging the renter pool. Counterbalancing this, neighborhood occupancy has softened and local parks/pharmacy access is limited, warranting careful lease management, amenity positioning, and selective capex to sustain absorption and retention.
- 2013 vintage offers competitive positioning versus older neighborhood stock with manageable mid-life capex planning.
- Rents above national norms and a high-cost ownership landscape support pricing power and renewal retention.
- 3-mile household growth and smaller household sizes point to a larger renter pool and occupancy support.
- Proximity to major employers (insurance, pharma, advanced services) underpins steady white-collar demand.
- Risks: softer neighborhood occupancy and limited parks/pharmacy access require active leasing and amenity strategy.