| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 39th | Fair |
| Demographics | 66th | Best |
| Amenities | 73rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 412 Oakridge Ave, Fayetteville, NC, 28305, US |
| Region / Metro | Fayetteville |
| Year of Construction | 1972 |
| Units | 45 |
| Transaction Date | 2019-03-29 |
| Transaction Price | $1,300,000 |
| Buyer | OAKRIDGE AVENUE HOLDINGS LLC |
| Seller | DOWNING INVESTMENTS LLC |
412 Oakridge Ave Fayetteville Multifamily Investment
Essential retail density and a sizable renter-occupied base in the surrounding neighborhood point to durable tenant demand, according to WDSuite’s CRE market data, while relatively modest rent-to-income levels support retention and lease stability.
The property sits in an Inner Suburb neighborhood rated A+ and ranked 2 out of 162 in the Fayetteville metro, signaling strong local fundamentals relative to peers. Amenity access is a clear strength: grocery, pharmacy, parks, and restaurants are abundant, placing the area in the top quartile nationally for everyday conveniences, which supports renter satisfaction and day-to-day livability.
Neighborhood tenure data show a high share of renter-occupied housing units (ranked 43 out of 162; high nationally by percentile), indicating a deep tenant base for multifamily. For investors, this suggests steady leasing interest, though active management remains important to capture and retain demand.
Within a 3-mile radius, demographics from WDSuite indicate recent population contraction but a projected return to growth by 2028 alongside a notable increase in total households. A smaller average household size and anticipated household growth point to a larger renter pool over time, which can support occupancy stability and absorption for well-positioned assets.
Affordability metrics are favorable from an operator’s standpoint: the neighborhood’s rent-to-income levels sit near the national middle and home values reflect a more accessible ownership market versus coastal metros. That dynamic can create some competition with ownership, but it also supports pricing discipline and lease retention for well-managed properties, especially where amenities and convenience are strong.
One watchpoint: neighborhood occupancy trends have been softer than many U.S. submarkets in recent periods. Operators should underwrite leasing velocity with conservative assumptions while leveraging the area’s amenity access and renter concentration to drive renewals and stabilized occupancy.
Safety indicators for the neighborhood are mixed relative to both metro and national benchmarks. At the metro level, the neighborhood sits near the middle of 162 Fayetteville neighborhoods by crime rank, and nationally it trends below the median on safety percentiles. Recent year-over-year data show an uptick in violent offenses, warranting prudent on-site practices such as lighting, access control, and resident engagement.
For investors, the takeaway is to incorporate realistic operating assumptions and targeted security measures into underwriting. Comparative positioning within the metro is competitive among many peers, but national standing is closer to the lower half, so risk management and community-oriented operations are important parts of the plan.
Built in 1972, the asset is newer than much of the neighborhood’s older housing stock, offering relative competitive positioning versus 1960s-era properties while still benefiting from potential system upgrades or select value-add improvements. The immediate area offers top-tier access to essentials (grocery, pharmacy, parks, and dining), and a high neighborhood renter concentration supports a durable tenant base. Within a 3-mile radius, WDSuite data point to a projected increase in households by 2028 and a smaller average household size, both supportive of multifamily demand and occupancy stability.
Affordability signals are constructive for operations: rent-to-income sits around the national middle and neighborhood rents are moderate for the region, helping manage retention risk. At the same time, this is a high-amenity location with mid-pack safety relative to the metro but below national medians, so prudent underwriting is key. According to CRE market data from WDSuite, the neighborhood’s renter share and essential retail density are notable positives that can underpin leasing performance for a well-managed, value-focused strategy.
- 1972 vintage offers competitive positioning versus older local stock, with targeted upgrades for value-add upside
- High neighborhood renter concentration supports depth of tenant demand and renewal potential
- Strong access to grocery, pharmacy, parks, and dining enhances renter appeal and leasing stability
- 3-mile outlook shows growth in households, supporting occupancy and absorption over the medium term
- Risks: below-median national safety standing and softer recent neighborhood occupancy warrant conservative underwriting and active management