| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 48th | Good |
| Demographics | 53rd | Good |
| Amenities | 27th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 500 Heatherton Cir, Rural Hall, NC, 27045, US |
| Region / Metro | Rural Hall |
| Year of Construction | 1980 |
| Units | 22 |
| Transaction Date | 1999-08-31 |
| Transaction Price | $450,000 |
| Buyer | ANDRAOS SHAFIC A |
| Seller | BREWER WILLIAM GRAY |
500 Heatherton Cir Rural Hall 22-Unit Multifamily
Neighborhood occupancy is near the national midpoint with a modest renter concentration, supporting steady leasing in a predominantly owner-occupied area, according to WDSuite’s CRE market data.
Rated B+ and ranked 64 out of 216 Winston-Salem metro neighborhoods, this Rural Hall location is competitive among Winston-Salem neighborhoods. At the neighborhood level, occupancy trends sit around the national middle, pointing to generally stable renter demand without the volatility seen in faster-turnover urban cores.
Livability is driven more by essential retail than by lifestyle amenities. Grocery and pharmacy access track slightly above national norms for similar areas, while cafes and parks are sparse. For investors, that mix tends to align with workforce housing needs and supports day-to-day convenience without commanding premium rents.
Within a 3-mile radius, recent years show a small population dip alongside an increase in households, indicating smaller household sizes and a broader base of potential renters. Forward-looking projections call for modest population growth and a more notable rise in households, which can expand the local renter pool and support occupancy stability. The renter-occupied share of housing units is on the lower side relative to urban submarkets, suggesting demand is steady but more value-sensitive.
Home values in the neighborhood sit in a mid-range context, and rent-to-income trends are moderate, which can aid lease retention while limiting outsized pricing power. With a 1982 vintage against a local average year of 1986, the property is slightly older than nearby stock—highlighting potential value-add through targeted renovations or system upgrades to maintain competitive positioning and support rent growth over time, based on CRE market data from WDSuite.
Safety outcomes in the neighborhood are below the national median but around the metro median when compared with 216 neighborhoods in the Winston-Salem area. Nationally benchmarked indicators place the area below average for both property and violent offense rates, so investors should underwrite routine security and asset management measures rather than assume best-in-class performance.
Recent year-over-year trends show upticks in both property and violent offense estimates. While these changes are not outliers for similar rural-edge locations, they reinforce the case for pragmatic operating practices (lighting, access control, resident engagement) and close monitoring of submarket trends over the hold period.
Proximity to several corporate headquarters anchors the employment base and supports renter demand through commute convenience and diversified white-collar jobs. Nearby employers include Hanesbrands, Reynolds American, BB&T Corp., and VF.
- Hanesbrands — apparel HQ (3.8 miles) — HQ
- Reynolds American — tobacco HQ (9.9 miles) — HQ
- BB&T Corp. — banking & financial services HQ (10.1 miles) — HQ
- VF — apparel & footwear HQ (29.1 miles) — HQ
500 Heatherton Cir offers a 22-unit footprint in a predominantly owner-occupied pocket of Rural Hall, providing exposure to steady workforce demand with mid-cycle rent positioning. Neighborhood occupancy trends sit near the national midpoint, and within a 3-mile radius, households are increasing even as past population edged lower—expanding the tenant base and supporting leasing stability. According to CRE market data from WDSuite, the area’s rent-to-income levels are moderate, which can aid retention while keeping growth expectations disciplined.
Built in 1982, the asset is slightly older than nearby stock, creating potential for targeted value-add through interior updates and building systems planning to sustain competitiveness against newer options. Access to multiple corporate headquarters within commuting distance underpins employment diversity and helps support demand through cycles.
- Stable, mid-market occupancy in a competitive Winston-Salem submarket supports consistent leasing
- Household growth within 3 miles points to a broader renter pool and demand resilience
- 1982 vintage enables targeted value-add and systems upgrades to drive NOI durability
- HQ employment cluster (Hanesbrands, Reynolds American, BB&T, VF) supports tenant retention
- Risks: below-national-median safety metrics and value-sensitive demand require prudent underwriting