| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 48th | Good |
| Demographics | 53rd | Good |
| Amenities | 27th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 400 Heatherton Ln, Rural Hall, NC, 27045, US |
| Region / Metro | Rural Hall |
| Year of Construction | 1979 |
| Units | 32 |
| Transaction Date | 2002-03-01 |
| Transaction Price | $750,000 |
| Buyer | RURAL HILL II LLC |
| Seller | RURAL HILL LTD PARTNERSHIP |
400 Heatherton Ln Rural Hall Multifamily Investment
Neighborhood occupancy has held above the metro median and nearby household counts are trending higher, suggesting steady renter demand, according to WDSuite’s CRE market data.
Located in Rural Hall within the Winston-Salem metro, the neighborhood is rated B+ and ranks 64th out of 216 neighborhoods, which is competitive among Winston-Salem neighborhoods. It skews rural and car-oriented, with day-to-day convenience supported by grocery and pharmacy access that tracks near national mid-to-high ranges, while cafes, parks, and childcare are comparatively sparse. For investors, this mix points to workforce housing dynamics where on-site amenities and parking can differentiate.
Neighborhood occupancy is 91.7% (above the metro median) and renter-occupied housing share sits in the upper third locally, indicating a stable if not deep tenant base supportive of small to mid-size multifamily assets. Median contract rents in the neighborhood are positioned below national midpoints, which can aid lease retention while leaving room for modest rent growth with targeted unit upgrades.
Within a 3-mile radius, households have increased over the last five years and are projected to expand further, signaling a larger tenant base over the medium term. Even as population has been relatively flat recently, the combination of more households and slightly smaller average household sizes typically supports steady demand for rental units, especially for studios and smaller two-bed configurations.
Home values in the neighborhood sit near national mid-range levels. In practical terms, this is a relatively accessible homeownership market compared with coastal metros, which can introduce some competition for renters at renewal. However, rent-to-income levels track near national midpoints, which generally supports lease stability and measured pricing power for well-maintained properties.
Safety trends in the neighborhood sit around the Winston-Salem metro middle, with national comparisons indicating conditions below the national midpoint. Recent year-over-year data shows a noticeable uptick in property offenses, while violent offense rates remain comparatively lower but still below national mid-range levels. For investors, this suggests routine security and lighting improvements, clear house rules, and resident engagement can help support retention and protect NOI.
Interpreting the available rankings: the neighborhood’s crime rank places it near the metro median among 216 neighborhoods in Winston-Salem, and national percentiles indicate it performs below the national middle. These are neighborhood-level indicators rather than property-specific conditions and should be paired with on-site observations and professional management practices.
Proximity to major corporate offices across apparel, consumer products, and banking supports a commutable employment base that can stabilize leasing for workforce-oriented units. The following headquarters are within practical driving distance and help anchor regional demand.
- Hanesbrands — apparel HQ (3.9 miles) — HQ
- Reynolds American — consumer products/tobacco (10.0 miles) — HQ
- BB&T Corp. — banking (10.2 miles) — HQ
- VF — apparel & footwear (29.1 miles) — HQ
Built in 1979, this 32-unit asset presents classic value-add potential: interiors and common areas may benefit from modernization, while systems planning should be incorporated into capital budgets. The surrounding neighborhood posts occupancy above the metro median with rents near national midpoints, supporting steady absorption for well-managed product. Within a 3-mile radius, households have grown and are projected to rise further, pointing to renter pool expansion that can sustain occupancy and measured rent optimization over time, based on CRE market data from WDSuite.
Positioning is primarily workforce housing in a rural-leaning submarket with practical access to major employers. Ownership costs in the area are relatively moderate versus high-cost metros, which can create some competition with entry-level homebuying; investor focus on operational quality, resident experience, and targeted upgrades should help maintain pricing power and retention.
- Occupancy above metro median and neighborhood competitiveness support leasing stability.
- 1979 vintage offers value-add upside with prudent systems and interior upgrades.
- Household growth within 3 miles indicates a larger tenant base over the medium term.
- Rents near national midpoints provide room for measured optimization while supporting retention.
- Risks: amenity scarcity in a rural setting, recent property-offense uptick, and some competition from ownership.