| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 37th | Fair |
| Demographics | 10th | Poor |
| Amenities | 49th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1105 File St, Winston Salem, NC, 27101, US |
| Region / Metro | Winston Salem |
| Year of Construction | 1986 |
| Units | 96 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1105 File St, Winston-Salem NC Multifamily Investment
Renter demand is supported by a high neighborhood renter concentration and proximity to major employers, according to WDSuite’s CRE market data. For investors, the core takeaway is durable tenant depth with room to optimize operations as occupancy trends improve.
Located in an Inner Suburb pocket of Winston-Salem (neighborhood rating: C+), the area ranks 141 out of 216 metro neighborhoods — below the metro median — signaling mixed but serviceable fundamentals for workforce housing. Neighborhood occupancy has trended higher over the last five years, yet current levels remain soft versus national benchmarks, suggesting lease-up and retention will benefit from disciplined management and targeted amenities.
Renter-occupied housing represents an estimated 67.8% of neighborhood units (top decile nationally), indicating deep tenant demand for multifamily product and a broad leasing base. Within a 3-mile radius, households increased by roughly 9–10% over five years and are projected to expand further, pointing to a larger tenant base and supportive absorption. Population growth is modest but positive, and a shift toward smaller household sizes indicates more individuals entering the rental pool rather than larger family formations — a dynamic that can aid occupancy stability.
Amenity access shows practical day-to-day convenience: pharmacies and childcare density rank competitively among Winston-Salem subareas (both above the metro median), while groceries and restaurants are serviceable; parks and cafes are limited. For investors, this mix supports essentials-driven livability for renters even if lifestyle amenities are not a differentiator.
Home values in the neighborhood sit below national averages, and WDSuite’s commercial real estate analysis indicates ownership costs are relatively accessible compared with high-cost markets. That can mean some competition from entry-level ownership; however, rent levels and a renter-leaning tenure profile help sustain multifamily demand. The local rent-to-income profile reflects moderate affordability pressure, which argues for measured rent growth strategies to support lease retention.
Vintage context: the property’s 1986 construction is newer than the neighborhood’s average vintage (1972). Relative to older nearby stock, this positioning can support competitiveness with targeted modernization; investors should still plan for aging-system updates and selective value-add to meet contemporary renter expectations.
Safety indicators are mixed. The neighborhood’s overall crime rank is 119 out of 216 metro neighborhoods — below the metro median — and national percentiles place the area in a weaker position versus many U.S. neighborhoods. That said, WDSuite data shows a meaningful year-over-year improvement in violent offense rates, indicating recent directional progress. Investors should underwrite proactive security measures and resident engagement to support retention.
The location is surrounded by established corporate anchors that help sustain renter demand through steady employment and short commutes. Key nearby employers include Reynolds American, BB&T Corp., Hanesbrands, VF, and Laboratory Corp. of America.
- Reynolds American — corporate offices (1.1 miles) — HQ
- BB&T Corp. — corporate offices (1.3 miles) — HQ
- Hanesbrands — corporate offices (6.0 miles) — HQ
- VF — corporate offices (24.0 miles) — HQ
- Laboratory Corp. of America — corporate offices (44.2 miles) — HQ
1105 File St offers exposure to a renter-heavy neighborhood with improving occupancy trends and proximity to major corporate employers that underpin workforce housing demand. Based on CRE market data from WDSuite, the area’s renter concentration is high, amenities are essentials-focused, and household counts within a 3-mile radius are expanding — all supportive of a stable tenant base with operational upside.
Built in 1986, the asset should benefit from a relative age advantage versus older local stock, with a practical value-add path through systems updates and targeted unit/interior upgrades. Balanced rent strategies are advisable given moderate affordability pressure and a more accessible ownership landscape, while recent safety improvements warrant continued monitoring and on-site measures to support retention.
- Renter-heavy neighborhood and growing household base support tenant depth and absorption.
- 1986 vintage offers competitive positioning versus older stock, with clear value-add opportunities.
- Proximity to corporate anchors (Reynolds American, BB&T, Hanesbrands) aids leasing stability.
- Essentials-oriented amenities (pharmacy/childcare) align with workforce renter needs.
- Risks: below-metro safety ranking and softer occupancy require active management and measured rent growth.