| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 37th | Fair |
| Demographics | 10th | Poor |
| Amenities | 49th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1209 E 12th St, Winston Salem, NC, 27101, US |
| Region / Metro | Winston Salem |
| Year of Construction | 1985 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1209 E 12th St, Winston-Salem Multifamily Opportunity
Positioned in an inner-suburban pocket with a deep renter base, this 24-unit, 1985 vintage asset offers value-add potential and room to improve occupancy, according to WDSuite’s CRE market data. Neighborhood demand is supported by nearby employers and everyday conveniences, while pricing remains accessible relative to the metro.
The property sits within an Inner Suburb neighborhood of Winston-Salem that ranks 141 out of 216 metro neighborhoods (C+). Compared with the metro, the area exhibits a high concentration of renter-occupied housing (neighborhood metric, not property-specific), which points to a broad tenant base for multifamily operators and supports ongoing leasing activity.
Livability is anchored by everyday services: grocery and pharmacy access are relatively convenient for the submarket, while parks and cafes are more limited. Median contract rents in the neighborhood remain on the lower end for the metro but have trended upward over the past five years, reinforcing potential for measured rent growth with renovations and improved operations.
Within a 3-mile radius, demographics show modest population growth and a larger increase in households, with additional gains projected by 2028. This translates to a larger tenant base and supports occupancy stability over time; investors should plan leasing strategies that address evolving household sizes and income mixes. Based on WDSuite’s multifamily property research, ownership costs in this area remain comparatively accessible versus higher-cost markets, which can introduce some competition from entry-level homeownership; thoughtful amenity and finish upgrades can help sustain pricing power.
Vintage matters: built in 1985, the asset is newer than the neighborhood’s average vintage (1972). That positioning can be competitive versus older nearby stock, though investors should still underwrite for system refreshes and targeted modernization to widen the renter appeal and reduce turn costs.
Safety conditions in the neighborhood trend weaker than many Winston-Salem peers, with crime ranks in the lower half of the metro (e.g., crime rank 119 out of 216 neighborhoods) and national percentiles that sit on the lower end. While recent data indicate a meaningful year-over-year improvement in violent offense rates, investors should account for security measures and partnership with professional management to support resident retention and asset performance.
Proximity to several anchor employers underpins renter demand and commute convenience for workforce households, notably in tobacco, banking, and apparel. The employers below represent nearby job centers that can support leasing and retention.
- Reynolds American — tobacco headquarters (1.1 miles) — HQ
- BB&T Corp. — banking headquarters (1.3 miles) — HQ
- Hanesbrands — apparel headquarters (5.9 miles) — HQ
- VF — apparel headquarters (24.1 miles) — HQ
This 24-unit, 1985-built asset offers a practical value-add path in a renter-heavy neighborhood where pricing remains relatively accessible and household counts are trending up within 3 miles. According to CRE market data from WDSuite, neighborhood occupancy trails stronger Winston-Salem submarkets, but the high share of renter-occupied units and nearby employment nodes provide depth to the tenant base, creating an opportunity to stabilize through targeted renovations, curb appeal, and professional leasing.
Investors should underwrite for security and operational discipline given below-median safety metrics and income levels, but the competitive vintage versus older area stock, improving rent trajectory, and steady household growth support a constructive long-term view. Thoughtful capital planning focused on interiors, common areas, and efficiency upgrades can help translate demand into higher NOI while maintaining affordability that supports retention.
- Newer-than-neighborhood vintage (1985) positions the asset well versus older local stock, with targeted upgrades likely to enhance competitiveness.
- High neighborhood renter concentration supports a deep tenant base and durable leasing fundamentals.
- Everyday-service access (grocery, pharmacy) and proximity to major employers can aid lease-up and retention.
- Measured rent growth potential from renovations, with pricing still accessible for the market.
- Risks: below-metro safety metrics and softer neighborhood occupancy require disciplined operations and security planning.