| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Best |
| Demographics | 56th | Good |
| Amenities | 20th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 570 Piney Grove Rd, Kernersville, NC, 27284, US |
| Region / Metro | Kernersville |
| Year of Construction | 2005 |
| Units | 45 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
570 Piney Grove Rd Kernersville Multifamily Opportunity
Neighborhood occupancy is in the top quartile among 216 Winston-Salem metro neighborhoods, supporting steady leasing fundamentals according to WDSuite’s CRE market data, with a 2008 vintage offering competitive positioning versus older local stock.
Kernersville’s inner-suburban location provides practical access to daily needs, with grocery density competitive among 216 Winston-Salem neighborhoods and a moderate restaurant presence, while parks, pharmacies, and cafes are limited in the immediate neighborhood. Average school ratings rank 1st of 216 metro neighborhoods and test in the 100th national percentile, a notable quality-of-life marker that can aid retention and broaden the tenant pool.
For investors, neighborhood occupancy of 95.6% ranks 39th of 216 locally (top quartile nationally by percentile), indicating stable renter demand. Median contract rents in the neighborhood sit around the mid-$1,000s with solid five-year gains, while the rent-to-income ratio near 0.16 reflects manageable affordability pressure—favorable for renewal dynamics and pricing power.
The housing stock skews newer than much of the metro; with the average neighborhood construction year around 1985, a 2008 asset can compete well on finishes and systems versus older properties. Even so, investors should plan for targeted modernization as the property ages to sustain leasing momentum and support future repositioning.
Tenure patterns show a renter-occupied share of roughly one-third in the neighborhood, suggesting a meaningful but not dominant renter concentration—enough depth for leasing while acknowledging some competition from ownership. Within a 3-mile radius, household counts have increased in recent years with forecasts for further household growth, pointing to a larger tenant base and additional support for occupancy stability over the medium term. Elevated home values are not extreme locally, which can temper pricing power relative to high-cost coastal markets, but also broadens the audience for workforce-oriented units.
Safety signals are mixed when viewed across geographies. Within the Winston-Salem metro, the neighborhood’s crime rank is 38th of 216, which is below the metro average for safety. However, national percentiles indicate comparatively better standing, with overall and violent offense measures in the mid-60s percentiles, suggesting the area is safer than many neighborhoods nationwide.
Recent trends are also nuanced: estimated violent offenses decreased year over year, while estimated property offenses rose. For investors, this calls for routine security and asset management measures—lighting, access control, and resident engagement—appropriate for maintaining leasing stability without assuming block-level outcomes.
Proximity to established corporate employers underpins steady renter demand through diverse office and headquarters roles across tobacco, banking, apparel, and diagnostics, supporting commute-friendly workforce housing.
- Reynolds American — tobacco (10.0 miles) — HQ
- BB&T Corp. — banking (10.1 miles) — HQ
- Hanesbrands — apparel (11.6 miles) — HQ
- VF — apparel (15.2 miles) — HQ
- Laboratory Corp. of America — diagnostics (35.5 miles) — HQ
This 45-unit, 2008-vintage asset benefits from neighborhood occupancy that ranks 39th of 216 locally and tests well nationally, pointing to durable leasing conditions. Within a 3-mile radius, recent and projected increases in households imply a larger tenant base and support for ongoing occupancy stability, while strong school quality and access to major employers reinforce depth across renter profiles.
Relative ownership costs are moderate for the region, which can limit extreme pricing power but still sustains multifamily demand given proximity to HQ employment nodes. Rents have risen over the last five years and remain supported by a rent-to-income ratio around 0.16, according to CRE market data from WDSuite, suggesting room for disciplined revenue management alongside targeted capital improvements as the property ages.
- Occupancy strength: neighborhood ranks 39th of 216, with national safety and demand percentiles supportive of leasing stability.
- 2008 vintage offers competitive positioning versus older local stock, with selective upgrades to drive rents.
- 3-mile household growth and proximity to multiple headquarters broaden the renter pool and support retention.
- Balanced affordability (rent-to-income near 0.16) enables disciplined pricing without overextending residents.
- Risks: limited nearby parks/cafes and recent property offense uptick warrant ongoing security and amenity planning.