| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Good |
| Demographics | 74th | Good |
| Amenities | 16th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4801 Edgerton Ct, Raleigh, NC, 27612, US |
| Region / Metro | Raleigh |
| Year of Construction | 1985 |
| Units | 24 |
| Transaction Date | 2002-06-12 |
| Transaction Price | $17,875,000 |
| Buyer | AUTUMN RIDGE BANTA A LLC |
| Seller | RALEIGH RIDGMAR LP |
4801 Edgerton Ct Raleigh Multifamily Investment
Neighborhood renter concentration is high, supporting a deep tenant base, while occupancy trends trail metro norms according to WDSuite’s CRE market data.
Located in an Inner Suburb of the Raleigh–Cary metro, the immediate neighborhood carries a B- rating and sits near the middle of the pack (ranked 160 out of 331 metro neighborhoods). For investors, this points to balanced fundamentals rather than an emerging hot spot, with performance driven by property-level execution and submarket positioning.
Amenities are mixed: the area scores strongly on pharmacy access (top national percentile) but shows sparse counts for cafes, parks, groceries, and restaurants, suggesting residents rely on nearby corridors for daily needs. This pattern can still support stable tenancy when paired with convenient arterial access, but it reduces walkable appeal versus Raleigh’s top-quartile neighborhoods.
Rent and occupancy signal a nuanced setup. Neighborhood median rents benchmark above the national midpoint, but neighborhood occupancy sits below the metro average (ranked 284 of 331), indicating more leasing variability than core submarkets. Counterbalancing that, the share of renter-occupied housing units is high (ranked 21 of 331), which supports a larger tenant pool and potential leasing velocity for well-positioned assets.
Within a 3-mile radius, demographics show recent population growth and a projected increase through 2028, alongside a sizable rise in households and slightly smaller average household sizes. Together, these trends point to a larger renter pool and sustained demand for rental units, particularly for efficient layouts and professionally managed communities. Elevated home values relative to incomes (top national percentile band for value-to-income) indicate a high-cost ownership market, which can reinforce lease retention and sustained renter reliance on multifamily housing, based on CRE market data from WDSuite.
Relative to the Raleigh–Cary metro, the neighborhood’s crime rank is 212 out of 331 neighborhoods, indicating below-metro-average safety. Nationally, the neighborhood sits in lower safety percentiles for both violent and property offenses, so investors should underwrite appropriate security measures and operating practices rather than assume core-neighborhood performance.
Year-over-year signals show recent volatility in violent offense rates. While block-level outcomes can vary, the broader read is that safety is a monitoring item. For multifamily underwriting, this typically translates into stronger tenant screening, lighting and access controls, and community engagement to support resident experience and leasing stability.
Proximity to established corporate employers supports commuter demand and retention for workforce and professional renters. Nearby nodes include insurance, life sciences, and corporate services that align with Raleigh’s diversified job base.
- MetLife — insurance (5.2 miles)
- AmerisourceBergen — pharmaceuticals distribution (6.2 miles)
- John Deere Morrisville Training Center — manufacturing/training (6.4 miles)
- Quintiles Transnational Holdings — clinical research (7.1 miles) — HQ
- Biogen Idec — biotechnology (8.5 miles)
Built in 1985 across 24 units, the property’s vintage suggests potential value-add through interior modernization and targeted system upgrades, with the aim of improving competitive positioning against newer stock. Neighborhood occupancy trends run below metro averages, but a high share of renter-occupied housing units and steady 3-mile population and household growth point to a durable tenant base and capacity for stabilized leasing with effective management, according to commercial real estate analysis from WDSuite.
Ownership remains relatively high-cost versus local incomes, reinforcing renter reliance on multifamily and supporting rent durability for well-run assets. Investors should balance this with prudent underwriting for safety and amenity-light surroundings, focusing on on-site features, management quality, and connectivity to employment corridors to drive retention and pricing power.
- 1985 vintage offers clear value-add and systems-upgrade pathways
- High renter-occupied share supports tenant depth and leasing velocity
- 3-mile population and household growth expand the renter pool
- Elevated ownership costs bolster renter reliance and retention potential
- Risks: below-metro safety and occupancy require active management and underwriting discipline