| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Best |
| Demographics | 66th | Best |
| Amenities | 34th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 441 Mountain View Dr, Kernersville, NC, 27284, US |
| Region / Metro | Kernersville |
| Year of Construction | 2005 |
| Units | 50 |
| Transaction Date | 2023-03-23 |
| Transaction Price | $2,140,000 |
| Buyer | EWT 89 LLC |
| Seller | MOUNTAIN VIEW SENIOR APARTMENTS LLC |
441 Mountain View Dr Kernersville Multifamily Investment
Neighborhood occupancy is currently at the top of the Winston-Salem metro, supporting leasing stability for a 2005-vintage, 50-unit asset, according to WDSuite’s CRE market data. This positioning suggests dependable demand with room to compete on quality rather than concessions.
Kernersville’s suburban setting delivers day-to-day convenience and steady renter demand. The neighborhood ranks 22 of 216 within the Winston-Salem metro (top quartile among 216 metro neighborhoods), reflecting balanced fundamentals and a favorable operating backdrop for multifamily. Restaurants are comparatively accessible (competitive among Winston-Salem neighborhoods), while cafes and park access are thinner, so resident appeal leans more toward practical retail and services than destination amenities.
At the neighborhood level, occupancy is the highest among 216 metro neighborhoods and near the top nationally, a positive signal for rent roll stability and turnover risk management. Median school ratings average around 2.0/5 (below many peer subareas), so investors should emphasize property-level features and convenience in marketing to sustain leasing velocity.
Vintage also matters: with an average neighborhood construction year around 1989, a 2005 build is newer than much of the nearby stock. That can support competitive positioning versus older assets, while leaving room for targeted updates as systems age to protect rent premiums and control capex.
Within a 3-mile radius, demographics point to a growing tenant base: recent population growth and an increase in households signal more renters entering the market, with household sizes edging smaller. Owner-occupied share remains meaningful, but renter-occupied concentration is sufficient to underpin multifamily absorption; investors should anticipate ongoing demand while monitoring any shift toward homeownership that could increase competition for well-qualified renters.
Home values sit in a high-cost ownership context for the region, and neighborhood household incomes trend above many U.S. areas. For multifamily, that combination typically supports retention and pricing power, provided affordability pressures are managed. Rent-to-income levels in the neighborhood are favorable, which can help sustain occupancy and reduce delinquency risk.
Safety indicators are mixed but generally comparable to broader U.S. patterns. Overall crime benchmarking sits near the national midpoint (national percentile in the mid-50s), while violent-offense metrics are stronger, landing around the 80th percentile nationally, indicating comparatively safer conditions on that dimension. These comparisons reflect neighborhood-level trends rather than property-specific conditions.
Year-over-year dynamics diverge: estimated violent incidents have eased modestly, while reported property offenses show a recent uptick. For investors, this supports a pragmatic stance—maintain standard security measures and lighting, emphasize unit- and common-area visibility, and monitor local trendlines as part of ongoing asset management. All ranks are relative to the Winston-Salem metro’s 216 neighborhoods, and national percentiles compare neighborhoods across the U.S.
The employment base features established corporate headquarters within commuting reach, supporting renter demand and lease retention via white-collar jobs concentrated in consumer goods and financial services. The list below highlights nearby anchors most likely to influence leasing.
- Reynolds American — consumer products HQ (8.9 miles) — HQ
- BB&T Corp. — financial services HQ (9.1 miles) — HQ
- Hanesbrands — apparel HQ (11.1 miles) — HQ
- VF — apparel & footwear HQ (16.0 miles) — HQ
- Laboratory Corp. of America — diagnostics HQ (36.3 miles) — HQ
441 Mountain View Dr offers a 2005-vintage, 50-unit profile in a Winston-Salem metro neighborhood that ranks in the top quartile locally and posts the metro’s strongest occupancy reading. According to CRE market data from WDSuite, neighborhood-level occupancy strength, combined with a newer-than-average vintage versus nearby stock, supports stable cash flow and competitive positioning against older assets. Within a 3-mile radius, population and household growth point to renter pool expansion, while higher household incomes and a high-cost ownership context reinforce reliance on quality rentals—tempered by the need to manage affordability and retention.
Forward-looking signals are constructive: household counts in the 3-mile radius are projected to rise further, with rent growth expectations strengthening. That backdrop can support measured rent optimization and selective value-add to sustain leasing velocity. Risks include softer school ratings, a recent uptick in property offenses to monitor, and potential competition from homeownership as incomes rise—factors best addressed through asset-level upgrades, service quality, and balanced pricing.
- Top-of-metro neighborhood occupancy supports cash flow and lease stability
- 2005 construction competes well versus older local stock; target selective updates for durability
- 3-mile population and household growth expand the renter base, aiding absorption
- Higher incomes and high-cost ownership context can bolster pricing power with prudent lease management
- Risks: below-average school ratings, recent property offense uptick, and competition from ownership options