| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Good |
| Demographics | 78th | Best |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 404 Hunter Falls Ln, Rolesville, NC, 27571, US |
| Region / Metro | Rolesville |
| Year of Construction | 2013 |
| Units | 24 |
| Transaction Date | 2013-05-02 |
| Transaction Price | $900,000 |
| Buyer | GRANITE FALLS NC LP |
| Seller | PERRY WILLIAM H |
404 Hunter Falls Ln Rolesville Multifamily Investment Opportunity
Suburban Raleigh-Cary location with solid neighborhood occupancy and high-income households supports steady renter demand, according to WDSuite’s CRE market data. 2013 construction offers competitive positioning while allowing room for targeted modernization over the hold.
Neighborhood and Livability
Situated in Rolesville within the Raleigh-Cary metro, the neighborhood carries an A- rating and ranks 59th among 331 metro neighborhoods—placing it in the top quartile locally. Schools average roughly 4 out of 5 and are also top quartile among metro peers, which can aid family retention and leasing stability.
Local amenities are balanced for a suburban setting, with food and daily-needs access competitive among metro peers; park access is thinner nearby, which investors should consider for resident lifestyle positioning. Neighborhood occupancy is measured at the neighborhood level and remains healthy, supporting stable operations for well-managed assets.
Within a 3-mile radius, population and household counts have grown meaningfully and are projected to continue expanding, indicating a larger tenant base over time. The area skews high income with rent-to-income levels that suggest manageable affordability pressures, which can support retention and reduce turnover risk. Elevated ownership costs relative to incomes point to a high-cost ownership market by regional standards; for multifamily, this mix can sustain rental demand while also creating some competition from ownership options.
Renter-occupied share is lower than the metro median both in the immediate neighborhood and within the 3-mile radius, signaling a shallower renter pool today; however, ongoing growth and strong school quality help underpin demand for quality rental housing. Based on multifamily property research from WDSuite, demographic depth and income strength compare favorably to national benchmarks, even as investors should calibrate marketing toward a primarily owner-heavy catchment.
Safety Context
Compared with Raleigh-Cary peers, this neighborhood’s crime rank (200th of 331) indicates it trails the metro average on safety. Nationally, it falls into a lower safety percentile, so investors should underwrite prudent security measures and resident experience programming.
Recent year-over-year trends show increases in both violent and property offense rates at the neighborhood level. While block-level risk varies, a practical approach is to budget for lighting, access control, and community engagement to support resident retention and protect common areas.
Major Employers and Commute Drivers
Proximity to major insurance, life sciences, and technology employers supports a diversified workforce renter base with reasonable commutes to the Research Triangle. The following nearby employers anchor demand relevant to leasing and retention:
- MetLife — insurance and financial services (19.5 miles)
- AmerisourceBergen — pharmaceutical distribution (20.5 miles)
- John Deere Morrisville Training Center — heavy equipment training (20.7 miles)
- MetLife Auto & Home Craig Conley LUTCF — insurance (20.8 miles)
- Quintiles Transnational Holdings — contract research organization (20.9 miles) — HQ
Why Invest
Built in 2013, the property competes well versus older suburban assets while leaving room for selective value-add and systems upgrades as it approaches mid-life. Neighborhood-level occupancy is healthy and, paired with top-quartile schools within the metro, supports family-oriented demand and potential lease stability. High household incomes and manageable rent-to-income dynamics indicate room for pricing while maintaining retention focus.
Within a 3-mile radius, population and household growth trends point to ongoing renter pool expansion, a constructive backdrop for absorption and renewal rates. Elevated ownership costs relative to incomes characterize a high-cost ownership market, which can sustain rental reliance even as the area remains owner-heavy. According to WDSuite’s commercial real estate analysis, these fundamentals compare favorably against national suburban peers while warranting attention to security programming and capital planning.
- 2013 vintage offers competitive positioning with targeted value-add potential
- Healthy neighborhood occupancy and strong schools support leasing stability
- High-income households and favorable rent-to-income support pricing power
- 3-mile population and household growth expand the tenant base over time
- Risks: low renter-occupied share locally and recent safety trends call for focused marketing and security capex