| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Best |
| Demographics | 50th | Good |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1000 Salisbury St, Kernersville, NC, 27284, US |
| Region / Metro | Kernersville |
| Year of Construction | 1975 |
| Units | 52 |
| Transaction Date | 2021-08-31 |
| Transaction Price | $2,000,000 |
| Buyer | SAM C OGBURN REAL ESTATE COMPANY INC |
| Seller | BAILEY C A C |
1000 Salisbury St Kernersville 52-Unit Multifamily Investment
Located in an inner-suburb pocket with steady renter demand and neighborhood occupancy in the mid-90s, the asset benefits from durable leasing fundamentals according to WDSuite’s CRE market data.
Kernersville’s inner-suburb location offers a practical balance of access and stability for workforce renters. The neighborhood posts an A+ rating and ranks 6th among 216 metro neighborhoods, indicating competitive positioning within Winston-Salem. Amenity access is a local strength — pharmacies rank 2nd of 216 and overall amenity access is among the strongest in the metro, with national amenity measures placing the area in the low-80s percentiles. Typical school rating data is not available in this dataset, so investors may wish to underwrite education quality via third-party sources during due diligence.
Renter-occupied housing comprises roughly a third of neighborhood units, supporting a meaningful tenant base without excessive turnover risk. Neighborhood occupancy is 94.2%, above the metro median, which helps underpin cash flow stability and lease retention. Median asking rents in the neighborhood sit in the top quartile among 216 metro neighborhoods while tracking near mid-range nationally, suggesting pricing power locally with competitive positioning versus national peers.
At the property level, a 1975 vintage is older than the neighborhood’s average 1991 construction year. That age profile typically implies capital planning for systems and interiors, but it can also enable value-add strategies to close the feature gap versus newer stock and enhance rent positioning. Investors focused on multifamily property research may find this vintage suitable for targeted renovations tied to proven demand factors.
Within a 3-mile radius, population and household counts have expanded in recent years and are projected to continue growing, which implies a larger tenant base and supports occupancy stability. Income distributions show a broad middle-to-upper income mix, and rent-to-income ratios remain in the mid-teens at the neighborhood level, reinforcing manageable affordability pressure that can aid retention without overextending tenants.
Safety indicators are mixed when viewed against both metro and national benchmarks, and they should be underwritten with recent-trend context. The neighborhood’s overall crime rank sits around the middle of Winston-Salem’s 216 neighborhoods, while national comparisons place the area below average on overall safety but stronger on violent-offense measures.
Violent-offense rates are in approximately the 68th percentile nationally (safer than average), whereas property-offense levels align closer to national mid-range. Recent data indicate a notable year-over-year uptick in estimated property offenses; investors may want to review updated police reports and property-level security measures to manage potential exposure and support resident retention.
Proximity to established corporate offices supports a diversified employment base and commute convenience for renters, with concentration in consumer goods and financial services. Nearby anchors include Reynolds American, BB&T Corp., Hanesbrands, VF, and Laboratory Corp. of America.
- Reynolds American — corporate offices (9.3 miles) — HQ
- BB&T Corp. — corporate offices (9.4 miles) — HQ
- Hanesbrands — corporate offices (11.8 miles) — HQ
- VF — corporate offices (15.7 miles) — HQ
- Laboratory Corp. of America — corporate offices (35.9 miles) — HQ
1000 Salisbury St offers exposure to an A+-rated inner-suburb neighborhood where occupancy is solid and renter concentration supports a stable tenant base. The property’s 1975 vintage is older than the neighborhood average, presenting scope for value-add upgrades to kitchens, baths, and building systems to enhance competitive positioning versus newer product. According to commercial real estate analysis from WDSuite, neighborhood rents sit in the top quartile within the Winston-Salem metro while remaining competitive nationally, a profile that can support revenue optimization without pushing affordability beyond a mid-teens rent-to-income range.
Macro-to-micro fundamentals are constructive: within a 3-mile radius, population and households are growing and are projected to continue expanding, which supports leasing velocity and occupancy stability. Strong amenity access and proximity to major employers further reinforce day-to-day livability and retention, while owners should budget for age-related capex and monitor recent property-crime trends as part of prudent risk management.
- A+-rated neighborhood ranked 6th of 216 in Winston-Salem with solid occupancy supporting cash flow stability
- 1975 vintage enables targeted value-add to close the feature gap with newer stock
- Local rents top-quartile in metro yet competitive nationally, aiding rent growth and retention
- 3-mile population and household growth expands the renter pool and supports occupancy
- Risks: older systems require capex planning; monitor property-crime variability and ownership alternatives in a high-visibility submarket