| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Fair |
| Demographics | 80th | Best |
| Amenities | 18th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8310 Bellview Ct, Raleigh, NC, 27613, US |
| Region / Metro | Raleigh |
| Year of Construction | 2012 |
| Units | 24 |
| Transaction Date | 2007-10-15 |
| Transaction Price | $1,600,000 |
| Buyer | WATER GARDEN PARK LLC |
| Seller | WATER GARDEN VILLAGE LLC |
8310 Bellview Ct Raleigh Investment Property Insight
Ownership-leaning fundamentals and a moderate renter base position this suburban Raleigh asset for steady leasing, while 3-mile household growth projections point to a larger tenant pool ahead, according to WDSuite’s commercial real estate analysis.
This suburban neighborhood in Raleigh-Cary (rated B) is competitive among Raleigh-Cary neighborhoods on demographics (ranked 49 of 331) with high educational attainment and strong incomes, per WDSuite. Neighborhood rents trend in the mid-to-upper tier nationally, while per-unit NOI sits near the national midrange, suggesting stable but not outsized yield characteristics at today s pricing.
Vintage matters: a 2012 construction date typically competes well against older stock and can lower near-term capital planning, though investors should evaluate systems and common areas for modernization potential to support positioning.
Livability is ownership-leaning with a moderate share of renter-occupied housing in the immediate neighborhood, implying a defined but thinner multifamily demand base. Within a 3-mile radius, the renter-occupied share is higher, broadening the tenant pool for larger assets and supporting absorption across a wider catchment area.
Amenities are mixed: grocery access is serviceable at the metro level, but cafes, parks, and pharmacies score lower within the neighborhood boundary. For underwriting, that typically favors car-oriented households and suggests marketing toward commuters rather than walk-to-amenity renters.
Home values sit in the upper tier nationally for the neighborhood, framing Raleigh s high-cost ownership context. That dynamic can sustain rental reliance and aid lease retention, while relatively manageable rent-to-income levels in the area point to measured affordability pressures and support for pricing power when paired with quality renovations.
Occupancy measured at the neighborhood level trails the metro median, indicating some softness versus peer subareas. Forward-looking demand is more constructive: within a 3-mile radius, WDSuite s CRE market data indicates projected population and household expansion through 2028, which can translate into a larger tenant base and improved lease-up velocity for well-positioned product.
Safety indicators are mixed relative to peers. The neighborhood s safety rank sits below the Raleigh-Cary metro median (173 of 331), and it places in a lower national percentile versus neighborhoods nationwide. This signals a setting that warrants standard risk controls and active property management rather than a passive approach.
Recent trend signals vary: property offense rates have eased year over year, while violent offense estimates have risen over the same period. Investors should underwrite to prudent security measures, lighting, and resident engagement, and compare trends to nearby subareas during due diligence rather than drawing block-level conclusions.
Proximity to major corporate campuses in and around RTP supports commuter demand and lease retention, led by insurance, life sciences, and technology employers shown below.
- MetLife — insurance (5.1 miles)
- Amerisource Bergen — pharmaceuticals distribution (5.5 miles)
- Quintiles Transnational Holdings — life sciences (5.9 miles) — HQ
- John Deere Morrisville Training Center — industrial training (5.9 miles)
- Biogen Idec — biotechnology (7.6 miles)
The 2012 vintage offers a competitive position versus older area stock, with potential for targeted upgrades to common areas and systems to strengthen pricing power. Neighborhood-level occupancy trends run softer than the metro, but the broader 3-mile area is projected to see population and household growth through 2028, pointing to renter pool expansion and support for absorption and retention. Elevated neighborhood home values reinforce reliance on multifamily options, while rent-to-income levels suggest measured affordability pressure for professionally managed assets.
Employment access is a differentiator: nearby insurance, biotech, and tech campuses provide steady white-collar demand drivers. According to CRE market data from WDSuite, the neighborhood s demographic profile is strong for incomes and educational attainment, aligning with workforce housing and move-up renter segments, while amenity depth is more auto-oriented than walkable—an underwriting and marketing consideration.
- 2012 construction supports competitive positioning and moderated near-term capex
- Projected 3-mile population and household growth expands the tenant base and supports occupancy stability
- Proximity to RTP-area employers underpins demand from white-collar commuters
- Elevated ownership costs sustain renter reliance, aiding lease retention and pricing power
- Risks: neighborhood occupancy below metro median, thinner walkable amenities, and mixed safety trends justify conservative management and underwriting