| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Best |
| Demographics | 48th | Fair |
| Amenities | 73rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5130 Opus St, Raleigh, NC, 27616, US |
| Region / Metro | Raleigh |
| Year of Construction | 2013 |
| Units | 120 |
| Transaction Date | 2012-10-04 |
| Transaction Price | $3,000,000 |
| Buyer | LEVEL AT 401 NRDE LLC |
| Seller | LEVEL AT 401 LP |
5130 Opus St, Raleigh NC Multifamily Investment
Neighborhood occupancy is strong and renter demand is supported by inner-suburban amenities, according to WDSuite’s CRE market data. This location offers investors exposure to steady leasing fundamentals with room for operational optimization.
Situated in Raleigh’s Inner Suburb, the area carries an A- neighborhood rating and ranks 53 out of 331 metro neighborhoods, making it competitive among Raleigh-Cary neighborhoods. Amenity access is a relative strength, with restaurants, cafes, parks, and daily-needs retail comparing favorably to many parts of the metro (nationally above average by WDSuite benchmarks), which supports resident convenience and leasing stickiness.
Neighborhood occupancy measures 96.5% and has trended higher over the past five years; this refers to the broader neighborhood, not the property, and points to stable absorption and limited downtime risk. Renter-occupied housing accounts for roughly half of units (about 50.9%), indicating a deep tenant base for multifamily operators and potential durability of demand through cycles.
Within a 3-mile radius, the population has grown in recent years and forecasts call for further expansion alongside a notable increase in households by 2028. Smaller projected household sizes and a rising share of working-age residents suggest continued renter pool expansion, which can support occupancy stability and leasing velocity. Median household incomes have trended higher, and the neighborhood’s rent-to-income ratio near 0.22 signals manageable affordability pressure in an investor context.
Home values in the neighborhood sit in a mid-range for the region. In practice, this high-cost ownership market relative to incomes can sustain reliance on rental housing, reinforcing depth of demand and aiding retention. The average neighborhood construction year is 2007; with a 2013 vintage, the subject asset is newer than nearby stock, which can enhance competitive positioning versus older properties, while still warranting planning for mid-life system updates and selective modernization to support rents.
Safety indicators for the neighborhood trend below the metro median and fall in lower national percentiles. The area’s crime rank is 242 out of 331 Raleigh-Cary neighborhoods, signaling comparatively higher reported incidents than many parts of the metro. Investors often address this through practical measures such as lighting, access control, and insurance planning, while monitoring citywide trends over time.
Proximity to major corporate offices in the Triangle underpins commuter demand and supports resident retention, with employment nodes spanning insurance, life sciences, industrial equipment, and pharma services.
- MetLife — insurance (14.0 miles)
- MetLife Auto & Home Craig Conley LUTCF — insurance (14.6 miles)
- Amerisource Bergen — pharma distribution (15.2 miles)
- John Deere Morrisville Training Center — industrial equipment (15.3 miles)
- Quintiles Transnational Holdings — clinical research (16.1 miles) — HQ
This 2013, 120-unit asset sits in a competitive Inner Suburb location where neighborhood occupancy is high and amenity access is strong, supporting leasing stability and retention. The property’s newer vintage relative to nearby stock provides a positioning edge, while planning for mid-life system updates can unlock additional value through targeted renovations and operational efficiency.
Within a 3-mile radius, population and household growth projections point to a larger tenant base and continued depth of multifamily demand. Median incomes have risen alongside a rent-to-income profile that indicates manageable affordability pressure, which can sustain pricing while limiting turnover risk. According to CRE market data from WDSuite, neighborhood fundamentals compare favorably to many parts of the metro, though safety metrics warrant prudent on-site measures and underwriting discipline.
- Newer 2013 vintage versus area average supports competitive positioning and rent attainment
- High neighborhood occupancy and sizable renter-occupied share support demand stability
- 3-mile population and household growth expand the tenant base and aid lease-up/retention
- Amenity-rich inner-suburban setting enhances livability and reduces concessions risk
- Risk: Safety metrics lag metro averages; plan for security, insurance, and conservative underwriting