| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Best |
| Demographics | 63rd | Best |
| Amenities | 73rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 421 Jefferson St, Kernersville, NC, 27284, US |
| Region / Metro | Kernersville |
| Year of Construction | 1981 |
| Units | 57 |
| Transaction Date | 2010-02-04 |
| Transaction Price | $1,150,000 |
| Buyer | COMPUMART INC |
| Seller | BEAROLINA ONE LLC |
421 Jefferson St, Kernersville NC Multifamily Opportunity
Neighborhood occupancy is competitive among Winston-Salem submarkets and renter-occupied housing is in the top quartile locally, according to CRE market data from WDSuite, pointing to a stable tenant base for a 1998-vintage asset.
Located in Kernersville’s inner-suburban fabric of the Winston-Salem metro, the neighborhood scores an A+ and ranks 9 out of 216 metro neighborhoods — effectively a top-decile location for local fundamentals. Dining and daily-needs access are a strength: restaurant density sits in a high national percentile, with café, grocery, parks, and pharmacy availability all above national medians, supporting day-to-day livability that helps with retention.
Multifamily conditions are favorable for occupancy management. The neighborhood’s apartment occupancy is competitive among Winston-Salem neighborhoods (rank 57 of 216) and the share of housing units that are renter-occupied ranks in the top quartile locally (rank 39 of 216). This combination suggests depth in the tenant base and supports lease-up and renewal stability relative to weaker submarkets.
Within a 3-mile radius, demographics point to a larger renter pool over the next cycle: recent population growth has been modest while households have increased, and forecasts call for further population and household gains alongside slightly smaller average household sizes. For investors, that implies more households entering the market and sustained demand for rental units. Household incomes have trended higher, and neighborhood-level rent-to-income remains manageable, which can support pricing while keeping an eye on retention risk.
The property’s 1998 construction is materially newer than the neighborhood’s older housing stock (average vintage skews mid-20th century). That positioning typically compares well against older competitive product, while still warranting targeted modernization or systems upgrades to meet current renter expectations and support rent premiums.
Ownership costs in the area are not low by national comparison, and the value-to-income profile trends above national medians. In practice, this reinforces reliance on multifamily housing and can bolster renter demand, though investors should continue to monitor any shifts in for-sale affordability that could influence move-outs.
Safety indicators are mixed but generally track near national norms. Overall crime performance sits around the middle of U.S. neighborhoods by percentile, with violent offense rates in a higher (safer) national percentile compared to peers. Within the Winston-Salem metro, the neighborhood’s crime ranking places it among competitive areas rather than outliers.
Trend signals warrant monitoring: recent data show improvement in violent offense rates year over year (stronger percentile nationally), while property offense has ticked up over the latest period. Investors should underwrite standard security measures and lighting/visibility improvements common for inner-suburban assets, and review recent comps to calibrate any risk premium.
Proximity to major corporate offices in Winston-Salem supports commuter convenience and broad white-collar employment, which can aid leasing and retention. Key nearby employers include Reynolds American, BB&T Corp., Hanesbrands, VF, and Laboratory Corp. of America.
- Reynolds American — tobacco (10.1 miles) — HQ
- BB&T Corp. — banking (10.3 miles) — HQ
- Hanesbrands — apparel (12.2 miles) — HQ
- VF — apparel & footwear (14.8 miles) — HQ
- Laboratory Corp. of America — diagnostics (35.1 miles) — HQ
This 57-unit, 1998-vintage property at 421 Jefferson St benefits from a top-decile neighborhood location (rank 9 of 216 within Winston-Salem) and a renter base that is strong by local standards. Occupancy in the neighborhood is competitive among Winston-Salem neighborhoods, while the share of renter-occupied housing ranks in the top quartile locally — a favorable setup for tenant depth and renewal consistency. According to commercial real estate analysis from WDSuite, amenity access is stronger than national medians, supporting day-to-day livability that helps stabilize leasing.
Within a 3-mile radius, households have been increasing and are projected to expand further as average household size edges down, pointing to a larger tenant base over the medium term. The asset’s newer vintage relative to much of the surrounding stock provides a competitive edge versus older product, with selective renovations or system updates offering potential value-add upside. Watchlist items include recent upticks in property-related offenses and the possibility of a gradual shift toward ownership in the broader area, which would merit disciplined rent and renewal strategies.
- Competitive neighborhood rank (9 of 216) with strong amenity access supporting retention
- Renter-occupied share in the top quartile locally, indicating depth of tenant demand
- 1998 construction offers relative competitiveness versus older stock with targeted value-add potential
- 3-mile household and population growth outlook supports occupancy stability and leasing
- Risks: recent property-crime uptick and potential gradual tilt toward ownership require prudent rent strategy