| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 39th | Fair |
| Demographics | 66th | Best |
| Amenities | 27th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7090 Robinhood Rd, Pfafftown, NC, 27040, US |
| Region / Metro | Pfafftown |
| Year of Construction | 1980 |
| Units | 82 |
| Transaction Date | 2016-07-15 |
| Transaction Price | $974,000 |
| Buyer | --- |
| Seller | --- |
7090 Robinhood Rd, Pfafftown NC — 82-Unit Multifamily
Stable suburban occupancy and strong household incomes in the surrounding area point to resilient renter demand, according to WDSuite’s CRE market data. This asset’s scale supports operating efficiency while positioning for measured rent optimization without overreliance on outsized growth assumptions in Winston-Salem’s metro.
The property sits in a suburban pocket of the Winston-Salem, NC metro with an A- neighborhood rating and a neighborhood rank of 54 out of 216, making it competitive among Winston-Salem neighborhoods. Neighborhood occupancy is 94.6% and tracks above many areas nationally (69th percentile), suggesting steady tenant retention and fewer lease-up swings than softer submarkets, based on CRE market data from WDSuite.
Local amenity density is modest—limited cafes and parks—yet core daily needs are accessible with grocery and pharmacy presence that ranks competitively within the metro. For investors, this typically supports a quiet, residential renter profile with demand driven more by schools, commutes, and housing stability than nightlife or entertainment.
Within a 3-mile radius, population expanded over the past five years and is projected to continue growing, pointing to a larger tenant base over time. Median household incomes are high for the area, and the rent-to-income ratio sits near the most favorable end of national benchmarks, which can support pricing power and lower turnover risk when managed prudently. Home values are elevated relative to many U.S. neighborhoods, which tends to sustain reliance on rental options and underpin occupancy.
Tenure patterns within a 3-mile radius indicate a predominantly owner-occupied area with a smaller share of renter-occupied units. For multifamily investors, this suggests demand is present but concentrated; properties with professional management, functional floor plans, and consistent maintenance often capture a disproportionate share of the rental pool in such neighborhoods.
Safety indicators show a mixed but generally constructive picture. The neighborhood sits above the national median for safety overall (58th percentile), and violent offense rates are comparatively favorable (around the 80th percentile nationally) with a notable year-over-year decline of approximately 59%, according to WDSuite’s data. At the same time, recent property offenses have risen sharply year-over-year (around 254%), warranting routine security measures and tenant communication. Conditions vary within metros and change over time; investors should assess on-the-ground trends alongside these directional metrics.
Proximity to several headquarters-scale employers supports commute convenience and a diversified white-collar renter base. The following nearby employers anchor regional job demand relevant to leasing and retention at this location.
- Hanesbrands — apparel HQ (9.7 miles) — HQ
- BB&T Corp. — financial services HQ (10.1 miles) — HQ
- Reynolds American — consumer products HQ (10.1 miles) — HQ
- VF — apparel & footwear HQ (34.7 miles) — HQ
This 82-unit asset offers scale in a suburban Winston-Salem location where neighborhood occupancy is solid and the renter pool benefits from high area incomes. Within a 3-mile radius, recent population growth and projections point to gradual renter pool expansion, while a predominantly owner-oriented housing stock can allow well-managed multifamily communities to capture demand from households preferring rentals. According to CRE market data from WDSuite, neighborhood performance metrics sit above national medians on several fronts, supporting a case for stable operations with disciplined rent management.
Operationally, modest amenity density and commute-oriented living frame a defensible workforce and professional renter profile. Elevated home values relative to incomes reinforce reliance on rental housing and can aid lease retention, though measured asset upgrades and attentive security practices are prudent given recent increases in property offenses. Overall, the thesis centers on occupancy stability, income-driven affordability, and incremental value creation through management and selective improvements.
- Competitive suburban location with above-median neighborhood occupancy supporting stable cash flows
- High area incomes and favorable rent-to-income dynamics support pricing power and retention
- Population growth within 3 miles and headquarters employers nearby reinforce renter demand
- Risk: recent uptick in property offenses warrants routine security and asset management focus