| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Fair |
| Demographics | 80th | Best |
| Amenities | 18th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8109 Marvino Ln, Raleigh, NC, 27613, US |
| Region / Metro | Raleigh |
| Year of Construction | 2013 |
| Units | 88 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8109 Marvino Ln, Raleigh NC — 88-Unit 2013 Multifamily
Newer 2013 construction and a high-income renter base underpin durable demand, while elevated ownership costs locally help sustain leasing, according to WDSuite s CRE market data from its commercial real estate analysis.
Located in a suburban pocket of Raleigh (Wake County), the neighborhood carries a B rating and ranks 151 out of 331 metro neighborhoods competitive among Raleigh-Cary submarkets with demographics strength in the 80th percentile nationally. Educational attainment is a notable upside: the bachelor s share sits in the 98th percentile nationwide, pointing to a skilled renter pool and potential for stable tenancy.
Renter-occupied units account for approximately 29.6% of housing in the immediate neighborhood, indicating a moderate renter concentration that supports multifamily depth. Within a 3-mile radius, the renter-occupied share is higher (about 38%), expanding the prospective tenant base beyond the immediate blocks. Neighborhood occupancy is measured at 88.2% (neighborhood metric, not the property), slightly below the metro median and down over five years, so operators should plan for active leasing and retention strategies.
Local amenity density is limited inside the neighborhood boundary (amenities rank 199 of 331; cafes, parks, and pharmacies are sparse), but grocery and restaurants track closer to mid-metro levels, helping cover daily needs. Median home values in the neighborhood sit in the 76th percentile nationally, signaling a high-cost ownership market for the area that can reinforce reliance on rental options and support pricing resilience. Rent-to-income ratios trend around 14% locally, suggesting manageable affordability pressure that can aid lease retention.
Within a 3-mile radius, recent population and household counts have softened, but WDSuite s CRE market data shows a forward view of population growth and a sizable increase in households by 2028. For investors, that implies a larger tenant base and supports an outlook of steady renter demand if supply additions remain measured. The property s 2013 vintage positions it competitively versus older stock while still leaving room for targeted modernization to meet current renter preferences.
Safety indicators are mixed and should be evaluated with standard diligence. The neighborhood ranks 173 out of 331 in the Raleigh-Cary metro for crime below the metro median and sits in the 28th percentile compared with neighborhoods nationwide, indicating it is less safe than many U.S. areas. Recent trend data show property offenses easing year over year, while violent incidents have increased, so owners may prioritize lighting, access control, and resident engagement as part of routine risk management.
Interpret these metrics as neighborhood-level context rather than property-specific conditions. Operators commonly address these considerations through on-site measures and by coordinating with local resources to support resident confidence and retention.
Nearby corporate anchors provide a diversified employment base that supports workforce housing demand and commute convenience. Key employers within roughly 5 8 miles include MetLife (insurance), AmerisourceBergen (pharma distribution), John Deere (equipment training), Quintiles (clinical research), and Biogen (biotechnology).
- MetLife insurance (5.1 miles)
- Amerisource Bergen pharmaceutical distribution (5.4 miles)
- John Deere Morrisville Training Center equipment training (5.8 miles)
- Quintiles Transnational Holdings clinical research (5.8 miles) HQ
- Biogen Idec biotechnology (7.5 miles)
This 88-unit asset, built in 2013, offers competitive positioning versus older Raleigh inventory, with scope for selective upgrades to align finishes and systems with current renter expectations. Neighborhood metrics suggest a skilled, higher-income renter base and ownership costs in the upper national quartile, both of which tend to sustain renter reliance on multifamily and support pricing discipline. While neighborhood occupancy has trended lower, rent-to-income levels indicate manageable affordability pressure that can aid retention.
Forward-looking 3-mile demographics from WDSuite point to population growth and a substantial increase in households by 2028, implying a larger tenant base over the medium term. According to CRE market data from WDSuite, these dynamics, paired with proximity to diversified employers, support an investment case centered on steady demand, operational focus on leasing, and targeted value-add to capture rent premiums without overextending affordability.
- 2013 construction offers competitive positioning versus older stock with room for targeted modernization
- High-income, well-educated renter base supports stable tenancy and pricing discipline
- Elevated ownership costs locally help sustain multifamily demand and lease retention
- Employer proximity underpins workforce demand across insurance, pharma, equipment, research, and biotech
- Risks: neighborhood occupancy below metro median and mixed safety trends call for active leasing and on-site security management