| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Good |
| Demographics | 81st | Best |
| Amenities | 83rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5020 Edwards Mill Rd, Raleigh, NC, 27612, US |
| Region / Metro | Raleigh |
| Year of Construction | 1980 |
| Units | 90 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5020 Edwards Mill Rd Raleigh Multifamily Opportunity
Neighborhood renter-occupied housing is elevated, supporting a steady tenant base and lease retention, according to WDSuite s CRE market data. Location fundamentals and nearby employment nodes underpin demand while allowing for disciplined, operations-first execution.
Situated in an inner-suburb pocket of Raleigh-Cary, the neighborhood ranks 10th out of 331 metro neighborhoods, placing it among the stronger locations in the metro for investors seeking durable fundamentals. Amenity access is a clear advantage, with restaurants, parks, groceries, and daily-needs retail measuring in the upper national percentiles, which typically supports leasing velocity and resident satisfaction.
Renter concentration is high for the neighborhood (top national decile), signaling depth in the multifamily tenant pool and healthy demand for apartments. At the same time, the neighborhood s occupancy rate trends below the metro median, suggesting operators may need to emphasize active leasing and renewal management to stabilize and drive revenue.
Within a 3-mile radius, demographics point to a larger tenant base over time: population and households have expanded in recent years, with projections indicating further household growth alongside slightly smaller average household sizes. This pattern often favors studios and one-bedrooms and can support occupancy stability as more renters enter the market.
Home values in the area are elevated relative to incomes (high value-to-income ratios), creating a high-cost ownership market that tends to reinforce reliance on rental housing. Combined with median rent-to-income levels that suggest manageable affordability pressure, this context can support retention and measured pricing power for well-operated assets.
Safety trends are mixed and should be evaluated with care. Compared with neighborhoods nationwide, this area sits in a lower national safety percentile, and within the Raleigh-Cary metro it performs below average on crime measures. Recent data show property offenses easing year over year, while violent offense trends moved higher, underscoring the importance of security-conscious operations and resident communication.
Investors should benchmark the neighborhood s trajectory against submarket and metro trends, prioritize lighting and access controls, and incorporate safety expectations into underwriting and asset management plans.
Proximity to major corporate offices supports commuter convenience and multifamily renter demand, with a concentration in insurance, life sciences, and technology reflected below.
- MetLife insurance (6.6 miles)
- MetLife Auto & Home Craig Conley LUTCF insurance offices (7.9 miles)
- Amerisource Bergen pharmaceutical distribution (8.0 miles)
- John Deere Morrisville Training Center manufacturing training facility (8.0 miles)
- Quintiles Transnational Holdings contract research (9.3 miles) HQ
This 90-unit asset sits in a high-performing Raleigh inner-suburb where amenity density, strong household incomes within a 3-mile radius, and a high share of renter-occupied housing support a durable tenant base. While neighborhood occupancy trends sit below the metro median, elevated home values relative to incomes and continued household growth suggest sustained renter demand if operations remain proactive. According to CRE market data from WDSuite, the location s amenity access and renter concentration compare favorably to national benchmarks, supporting a case for stable cash flow with attentive leasing and renewal strategies.
Key considerations include underwriting for security-conscious operations given mixed safety signals and planning for competitive positioning against newer supply. With disciplined management, the combination of employment access, small average household sizes, and high-cost ownership dynamics can support occupancy stability and measured rent growth.
- High renter concentration and elevated ownership costs reinforce multifamily demand
- Amenity-rich inner suburb with strong national-percentile access to parks, restaurants, and groceries
- 3-mile household growth and smaller household sizes expand the near-term renter pool
- Risk: neighborhood occupancy trails metro median requires active leasing and renewals
- Risk: mixed crime trends warrant security-focused asset management and budgeting