| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Best |
| Demographics | 81st | Best |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11700 Arnold Palmer Dr, Raleigh, NC, 27617, US |
| Region / Metro | Raleigh |
| Year of Construction | 2003 |
| Units | 54 |
| Transaction Date | 2003-03-04 |
| Transaction Price | $665,000 |
| Buyer | BRIER MEADOWS BMG LLC |
| Seller | MEADOWS AT BRIER CREEK LLC |
11700 Arnold Palmer Dr Raleigh Multifamily Investment
Situated in a suburban pocket with strong renter demand signals, the surrounding neighborhood has maintained competitive occupancy—top quartile nationally—according to WDSuite s CRE market data, supporting stable leasing and retention potential. The location s proximity to major employers further underpins depth of the tenant base.
This suburban location in the Raleigh Cary metro balances quiet residential character with proximity to major employment corridors. Neighborhood amenity density is limited within the immediate area, reinforcing a drive-to-convenience pattern for groceries, cafes, and parks, which is typical for low-density suburban nodes.
From an investment lens, neighborhood occupancy is competitive among Raleigh Cary neighborhoods (331 total) and sits in the top quartile nationally, a constructive signal for cash flow durability and lease-up risk. Median contract rents in the neighborhood trend above many U.S. peers, while the rent-to-income profile suggests manageable affordability, which can support renewal rates and reduce turnover exposure.
Home values in the neighborhood are elevated relative to national norms, which generally sustains reliance on multifamily housing and can support pricing power without overextending renters. At the same time, unit tenure data indicate a moderate renter concentration within the neighborhood, while demographics aggregated within a 3-mile radius show a larger renter share, providing a broader pool for leasing and re-leasing activity.
Demographic indicators within a 3-mile radius point to healthy household growth and increasing incomes, expanding the addressable renter base over the next several years. Educational attainment also ranks among the higher tiers nationally, consistent with the professional employment mix nearby a factor that often correlates with stable demand for well-managed multifamily communities, based on CRE market data from WDSuite.
Safety metrics for the neighborhood are mixed relative to the metro and the nation. Compared with neighborhoods nationwide, the area sits below the national median for safety, while within the Raleigh Cary metro (331 neighborhoods) it is closer to the middle of the pack. Recent readings suggest property crime has seen a year-over-year uptick, with violent crime trends more stable but still warranting routine monitoring. Investors typically account for this with standard security measures and resident experience programming, rather than underwriting aggressive concessions to offset risk.
The property benefits from proximity to a concentrated employment base in life sciences, technology, and corporate services, supporting commuter convenience and steady renter demand from professionals at Quintiles Transnational Holdings, AmerisourceBergen, John Deere Morrisville Training Center, Biogen Idec, and Cisco Systems.
- Quintiles Transnational Holdings clinical research (2.5 miles) HQ
- AmerisourceBergen pharmaceutical distribution (3.8 miles)
- John Deere Morrisville Training Center manufacturing training (4.5 miles)
- Biogen Idec biotechnology (4.6 miles)
- Cisco Systems, Building 8 networking & tech offices (5.0 miles)
11700 Arnold Palmer Dr is a 2003-vintage, mid-size multifamily asset in a suburban Raleigh Cary setting where neighborhood occupancy trends are competitive regionally and in the top quartile nationally. Elevated ownership costs in the area help sustain reliance on rentals, while rent-to-income levels indicate manageable affordability that can support retention. Within a 3-mile radius, population and household growth, along with rising incomes, point to a larger professional renter pool that supports occupancy stability and measured rent growth, according to CRE market data from WDSuite.
The 2003 construction vintage remains relatively competitive versus older regional stock, yet investors should plan for targeted modernization during hold to preserve positioning against newer deliveries. Amenity density within the immediate neighborhood is limited, making property-level features and management execution important for leasing velocity. Safety metrics trail national medians, suggesting standard operational risk controls are prudent.
- Competitive neighborhood occupancy and top-quartile national positioning support cash flow stability
- Elevated home values reinforce renter reliance on multifamily, aiding pricing power and renewals
- 3-mile radius shows population and household growth with rising incomes, expanding the tenant base
- 2003 vintage with scope for selective upgrades to stay competitive versus newer supply
- Risks: limited immediate amenity density and below-median safety metrics call for active asset management