| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Good |
| Demographics | 86th | Best |
| Amenities | 38th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4110 Manor Bluff Way, Raleigh, NC, 27613, US |
| Region / Metro | Raleigh |
| Year of Construction | 2000 |
| Units | 30 |
| Transaction Date | 1999-03-29 |
| Transaction Price | $106,000 |
| Buyer | CAMERON WILLIAM JOHN |
| Seller | SUMMIT PROPERTIES PARTNERSHIP LP |
4110 Manor Bluff Way Raleigh Multifamily Investment
Stabilized suburban location with high-income household profiles and proximity to Research Triangle Park employers supports durable renter demand, according to CRE market data from WDSuite. 2000 construction provides a competitive edge versus older area stock while leaving room for targeted modernization.
This suburban Raleigh location rates competitive among 331 Raleigh–Cary neighborhoods, supported by strong demographics and household incomes (neighborhood rating A-, above metro median), based on CRE market data from WDSuite. Neighborhood schools trend above national averages (average rating around the 75th percentile nationwide), which can aid leasing to family renters. Parks and childcare access are relative strengths (both above national medians), while immediate cafe/restaurant density is thinner, suggesting most dining is a short drive.
For renters, ownership costs in the area are elevated relative to incomes (home values sit in the higher national percentiles), which can reinforce reliance on multifamily and support retention. Median asking rents in the neighborhood benchmark above the national midpoint yet remain manageable relative to local incomes, a combination that can sustain occupancy while allowing for disciplined pricing.
Construction year averages in the neighborhood skew older (early 1980s), so a 2000-vintage, 30-unit asset can compete well against legacy stock. That vintage often benefits from lighter capital plans than 1970s product, though investors should still evaluate systems, interiors, and common-area upgrades for repositioning potential.
Within a 3-mile radius, demographic statistics indicate a large professional tenant base with high median incomes and modest recent population growth, with forecasts pointing to meaningful gains in population and households through 2028. A renter-occupied share near two-fifths within this radius signals depth in multifamily demand, though planning should account for potential shifts toward ownership in the medium term. Neighborhood occupancy has improved over the past five years but remains below the national median, suggesting some lease-up and management discipline are important to capture demand.
Safety indicators benchmark below national medians and sit below the metro average among 331 Raleigh–Cary neighborhoods, according to WDSuite’s CRE market data. Recent trends show a year-over-year uptick in violent incidents alongside a smaller rise in property offenses. For investors, this argues for prudent security measures, tenant communication, and insurance planning, while monitoring trend direction at the neighborhood level rather than block-by-block conditions.
Proximity to major Research Triangle employers underpins workforce housing demand and commute convenience for residents, notably in financial services, life sciences, and advanced manufacturing. The following nearby employers anchor the area’s professional labor pool:
- MetLife — financial services (5.3 miles)
- AmerisourceBergen — pharmaceuticals distribution offices (5.9 miles)
- John Deere Morrisville Training Center — industrial equipment training (6.3 miles)
- Quintiles Transnational Holdings — clinical research (6.6 miles) — HQ
- Biogen Idec — biotechnology (8.2 miles)
The investment case centers on durable suburban fundamentals, a professional tenant base linked to nearby RTP employers, and asset vintage. Built in 2000, the property competes favorably against older neighborhood stock and offers practical value-add through interior refreshes and common-area enhancements. Elevated ownership costs in the area support renter reliance on multifamily, while neighborhood rents remain manageable against high local incomes, aiding occupancy stability. According to CRE market data from WDSuite, neighborhood occupancy has improved over five years but trails national medians, suggesting upside via focused leasing and management.
Within a 3-mile radius, demographics show high-income households and a projected increase in both population and households through 2028, which can expand the renter pool. Investors should balance these positives with measured risk management around safety metrics that benchmark below national medians and the possibility of a gradual tilt toward ownership over time.
- 2000 vintage competes well versus older neighborhood stock; targeted renovations can drive rent and retention
- High-income suburban demographics and RTP-adjacent employers support a deep professional renter base
- Elevated home values reinforce rental demand and lease stability relative to local incomes
- Neighborhood occupancy improving, with potential to capture additional demand through leasing discipline
- Risks: below-median safety metrics and thinner walkable dining options warrant security and amenity planning