| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Good |
| Demographics | 43rd | Poor |
| Amenities | 31st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4700 Archean Way, Raleigh, NC, 27616, US |
| Region / Metro | Raleigh |
| Year of Construction | 2002 |
| Units | 24 |
| Transaction Date | 2020-02-04 |
| Transaction Price | $31,028,000 |
| Buyer | SREIT OVERLOOK AT SIMMS CREEK LP |
| Seller | LCA OVERLOOKE AT SIMMS CREEK LP |
4700 Archean Way Raleigh Multifamily Investment
Renter demand is supported by a high renter-occupied share in the neighborhood and ownership costs that are comparatively elevated for the metro, according to WDSuite’s CRE market data. Occupancy trends sit near national norms, suggesting stable leasing with room for disciplined rent management.
Located in an inner suburb of Raleigh, the neighborhood rates B- and sits mid-pack among 331 metro neighborhoods overall. Everyday convenience is adequate, with groceries and childcare access competitive among Raleigh-Cary areas, while cafes and parks are thinner locally. For investors, this mix points to practical livability that supports retention even if lifestyle amenities are not a strong differentiator.
Rents in the neighborhood benchmark above national medians and remain competitive in the metro, while neighborhood occupancy trends around the national average. The share of housing units that are renter-occupied is in the top quartile among Raleigh-Cary neighborhoods, indicating a deeper tenant base and demand stability for multifamily assets.
Within a 3-mile radius, population has grown modestly in recent years and households expanded, with projections indicating further population growth and a meaningful increase in households by 2028. These trends point to renter pool expansion and support for occupancy stability and leasing velocity as more households enter the market.
Home values in the neighborhood are modest by metro standards but sit somewhat above national norms. Importantly for multifamily investors, the value-to-income ratio ranks in the top quartile locally, signaling a higher-cost ownership market that can sustain rental demand. Meanwhile, a lower rent-to-income ratio suggests manageable affordability pressure, supporting lease retention and pricing discipline.
Neighborhood safety ranks below the metro median among 331 Raleigh-Cary neighborhoods and is weaker than national averages. That said, recent data show property offenses declining year over year, while violent offense measures have moved higher over the same period. For investors, the mix implies ongoing diligence in operations and security, with attention to trend direction rather than any single-year reading.
Proximity to major employers across insurance, pharma services, industrial training, life sciences, and biotech supports a broad workforce renter base and commute convenience for residents. The employers below reflect the nearest cluster that can underpin leasing demand and retention.
- MetLife — insurance (13.9 miles)
- AmerisourceBergen — pharmaceutical distribution (14.9 miles)
- John Deere Morrisville Training Center — industrial training (15.2 miles)
- Quintiles Transnational Holdings — life sciences (15.7 miles) — HQ
- Biogen Idec — biotech (17.3 miles)
Built in 2002 and totaling 24 units, the property offers relatively newer vintage versus older area stock, providing competitive positioning with potential to enhance finishes and plan for mid-life system updates. Demand fundamentals are constructive: neighborhood occupancy trends around national norms, the renter-occupied share is high for the metro, and ownership costs relative to income favor continued reliance on rental housing. Based on CRE market data from WDSuite, these dynamics align with steady leasing and measured rent growth potential.
Within a 3-mile radius, recent population growth and a larger increase in households are projected to accelerate through 2028, indicating renter pool expansion. Neighborhood rents price above national levels yet remain manageable relative to local incomes, supporting retention and prudent pricing power. Key considerations include amenity gaps and safety volatility that warrant close asset management and resident experience investments.
- 2002 vintage: competitive against older stock with potential for targeted renovations and system refreshes
- High renter-occupied share locally supports depth of tenant demand and leasing stability
- Household growth within 3 miles points to renter pool expansion and sustained occupancy
- Rents above national norms but reasonable versus local incomes, aiding retention and disciplined pricing
- Risks: safety metrics below metro median and limited lifestyle amenities require proactive management