| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Best |
| Demographics | 48th | Fair |
| Amenities | 73rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4200 Fox Rd, Raleigh, NC, 27616, US |
| Region / Metro | Raleigh |
| Year of Construction | 2001 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4200 Fox Rd, Raleigh Multifamily Investment
Neighborhood occupancy has been resilient and renter demand is supported by a balanced renter-occupied share, according to WDSuite’s CRE market data. This inner suburban location offers stable operations potential with proximity to major employment centers.
Raleigh’s inner-suburban pocket around 4200 Fox Rd rates A- overall and ranks 53 out of 331 metro neighborhoods, placing it in the top quartile among Raleigh-Cary submarkets for broad livability signals. According to CRE market data from WDSuite, the neighborhood’s occupancy is competitive among Raleigh-Cary neighborhoods, reinforcing a baseline for cash flow stability.
Local convenience supports day-to-day livability: restaurant and cafe density both sit in the top quartile among 331 metro neighborhoods, with parks and pharmacies also comparatively accessible. While average school ratings for the neighborhood are below national norms, investors typically find this location appeals to a broad renter pool anchored by proximity to jobs and services rather than school-driven demand.
Tenure data shows a renter-occupied share around one-half of housing units in the neighborhood, indicating a deep tenant base and steady leasing velocity for multifamily assets. Within a 3-mile radius, households have grown in recent years and are projected to expand further, which points to renter pool expansion and supports sustained occupancy.
At the property level, the 2001 vintage is older than the neighborhood’s average construction year, suggesting prudent capital planning for mid-life building systems and a potential value-add path through targeted upgrades to remain competitive versus newer stock.
Relative to the Raleigh-Cary metro, this neighborhood’s safety metrics rank in the lower half (ranked 242 out of 331), and national percentiles indicate it compares below many neighborhoods nationwide. For investors, this suggests paying attention to security features, lighting, and professional management practices that support resident comfort and retention.
Recent year-over-year movements in both property and violent offense rates have trended unfavorably in the neighborhood context. A cautious approach—such as budgeting for preventative measures and emphasizing strong tenant screening—can help manage these risks while leveraging the area’s operational strengths.
Proximity to large employers in and around Research Triangle Park supports commuter convenience and a diversified renter base. The following nearby employers anchor healthcare, insurance, manufacturing services, and life sciences demand that can underpin leasing stability.
- MetLife — insurance (13.5 miles)
- AmerisourceBergen — pharmaceutical distribution (14.8 miles)
- John Deere Morrisville Training Center — equipment training (14.9 miles)
- Erie Insurance Group — insurance (15.6 miles)
- Quintiles Transnational Holdings — life sciences CRO (15.8 miles) — HQ
This 24-unit, 2001-vintage asset benefits from a neighborhood that ranks in the top tier locally for overall livability and shows competitive occupancy versus other Raleigh-Cary submarkets. Within a 3-mile radius, WDSuite indicates steady household growth with projections for further expansion, supporting a larger tenant base and occupancy stability. The property’s slightly older vintage than nearby stock points to a straightforward value-add or modernization thesis to sharpen positioning against newer deliveries.
Ownership costs in the area are elevated relative to incomes, and rent-to-income levels suggest manageable affordability pressure—factors that can aid lease retention and sustain renter reliance on multifamily housing. According to CRE market data from WDSuite, neighborhood occupancy trends and a balanced renter-occupied share reinforce demand durability, while safety metrics warrant active management and security planning.
- Competitive neighborhood occupancy and renter depth support stable operations
- 2001 vintage offers value-add potential through targeted modernization
- 3-mile household growth and proximity to major employers bolster leasing
- Ownership costs reinforce reliance on rentals, aiding tenant retention
- Risk: below-average safety metrics require security investment and oversight