| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Best |
| Demographics | 66th | Good |
| Amenities | 27th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5521 Dixon Dr, Raleigh, NC, 27609, US |
| Region / Metro | Raleigh |
| Year of Construction | 2003 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5521 Dixon Dr Raleigh Multifamily Investment
Neighborhood occupancy has been resilient and competitive within the Raleigh-Cary metro, supporting income stability for a 36-unit asset, according to WDSuite’s CRE market data. This location benefits from a sizable renter base and a high-cost ownership market, which can reinforce demand for well-managed units.
Situated in an inner-suburb pocket of Raleigh (Neighborhood rating: B), the area shows balanced fundamentals for workforce and professional renters. Neighborhood occupancy is competitive among Raleigh-Cary neighborhoods (rank 132 of 331; 72nd percentile nationally), a positive indicator for lease-up and renewal stability. Renter-occupied housing accounts for roughly half of units (high national percentile), which supports a deep tenant pool and ongoing demand for multifamily product rather than owner-occupied supply.
Local amenities are mixed: childcare and pharmacies score well within the metro (both in higher metro ranks), while cafés, grocery stores, and restaurants per square mile are limited in the immediate neighborhood. This mix points to everyday convenience for essentials but fewer lifestyle options within close proximity; many residents may rely on nearby corridors for dining and retail. Average school ratings trend below national norms (about 2.0 out of five; 37th percentile nationally), which may influence the unit mix that performs best for families versus singles or couples.
From a 3-mile radius perspective (demographics aggregated within 3 miles), population and household counts have risen in recent years, and forecasts indicate additional household growth alongside smaller average household sizes. That dynamic typically expands the renter pool and supports occupancy stability for well-positioned properties. Median home values are elevated relative to incomes (high national percentile for value-to-income), creating a high-cost ownership market that tends to sustain rental demand and can aid retention for competitively priced units.
Effective rents in the neighborhood sit above the metro median on WDSuite’s benchmarks, while the rent-to-income ratio trends moderate for operators, suggesting room for disciplined rent management and tailored concessions as needed. Against national CRE trends, these conditions position the submarket as fundamentally steady, with performance tied to professional employment nodes across Raleigh and the Research Triangle.
Safety trends are mixed. The neighborhood’s overall crime position sits around the metro midpoint (rank 167 of 331), indicating neither a top-performing nor bottom-tier location within Raleigh-Cary. Nationally, violent offense rates benchmark in a lower percentile, while property offense benchmarks are also below national averages; however, recent data show a year-over-year decline in property offenses, contrasted with an uptick in violent offenses. Investors should underwrite prudent security and property management practices, focusing on lighting, access control, and resident engagement to support retention.
In comparative terms, the neighborhood does not qualify for top quartile nationally on safety, yet its trend of improving property offenses over the last year is constructive. Operators typically address these dynamics with measured capital plans and policy, aligning expectations with market comps rather than assuming outsize gains from safety-related improvements alone.
Proximity to major employers supports a broad professional tenant base and commute convenience. Nearby anchors include MetLife, AmerisourceBergen, John Deere’s training facility, MetLife Auto & Home, and Quintiles (clinical research HQ), which collectively underpin steady leasing and renewal potential.
- MetLife — insurance & financial services (8.7 miles)
- AmerisourceBergen — pharmaceutical distribution (9.9 miles)
- John Deere Morrisville Training Center — industrial equipment training (10.0 miles)
- MetLife Auto & Home Craig Conley LUTCF — insurance services (10.3 miles)
- Quintiles Transnational Holdings — clinical research (10.8 miles) — HQ
Built in 2003, 5521 Dixon Dr offers early-2000s construction that can compete against older legacy stock while warranting mid-life capital planning for systems and interiors. Neighborhood occupancy is competitive among Raleigh-Cary submarkets and sits in the top quartile nationally, supporting income durability; based on CRE market data from WDSuite, the local rent-to-income profile appears manageable for operators, while elevated ownership costs in the area help reinforce reliance on rental housing.
Within a 3-mile radius, recent population and household growth, along with forecasts calling for more households and smaller average household sizes, point to renter pool expansion over the medium term. Amenity access is uneven (strong for essentials like pharmacies and childcare, thinner for cafés/grocery/restaurants), and safety benchmarks track around the metro midpoint, so underwriting should reflect realistic operating assumptions and targeted property improvements rather than aggressive outsized gains.
- Early-2000s vintage with competitive positioning versus older stock and clear mid-life CapEx planning
- Competitive neighborhood occupancy and nationally strong standing support income stability
- 3-mile radius shows population and household growth, indicating a larger tenant base over time
- High-cost ownership market supports renter reliance and pricing power for well-managed units
- Risks: mixed safety benchmarks and thinner nearby lifestyle amenities; assume disciplined operations and targeted improvements