| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 35th | Poor |
| Demographics | 37th | Fair |
| Amenities | 43rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1402 Hope Ln, Winston Salem, NC, 27105, US |
| Region / Metro | Winston Salem |
| Year of Construction | 2002 |
| Units | 54 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1402 Hope Ln, Winston-Salem NC Multifamily Opportunity
Neighborhood data point to a deep renter base and steady workforce housing demand, according to WDSuite’s CRE market data, supporting consistent leasing for a 54-unit asset. Newer vintage for the area adds competitive positioning while allowing targeted upgrades to drive returns.
The property sits in an Inner Suburb of Winston-Salem rated B and ranked 104 out of 216 neighborhoods, placing it above the metro median on overall fundamentals. For investors, that translates into balanced demand drivers with room for asset-level execution rather than reliance on rapid market appreciation.
Vintage matters here: the neighborhood 9s average construction year skews older (1950s), while this asset was built in 2002. Newer construction should compare favorably to much of the local stock and may require more selective capital plans focused on modernization and amenity updates rather than full repositioning.
Renter-occupied housing is prevalent in the neighborhood (high renter concentration by metro standards), which widens the tenant base and can support occupancy stability through cycles. Within a 3-mile radius, households have inched up in recent years and are projected to grow further by 2028, suggesting a larger tenant pool and continued absorption potential even as average household size trends lower.
Livability signals are mixed. Access to restaurants is comparatively strong for the metro, and parks and pharmacies score high versus national peers, while grocery, cafes, and childcare options are thinner locally. School ratings trail most neighborhoods nationally; investors should underwrite this as a potential headwind for family-oriented demand and lean into unit mix and amenities that resonate with workforce renters.
On pricing and affordability, neighborhood rents have risen over the last five years, and rent-to-income ratios indicate generally manageable monthly outlays for many households, though some affordability pressure exists. In combination with moderate neighborhood occupancy levels, this points to a strategy centered on retention, customer service, and disciplined renewal management rather than aggressive near-term rent pushes.
Safety metrics indicate this area sits around the middle of the pack among 216 Winston-Salem neighborhoods, based on WDSuite 9s data. Compared with neighborhoods nationwide, overall crime levels benchmark below average, but recent trends show meaningful improvement in violent incidents year over year, which is a constructive signal to monitor over the hold period.
For underwriting, frame safety as a comparative factor: pair prudent security features and lighting with community engagement to support resident retention, and track year-over-year changes rather than relying on single-period readings.
- Reynolds American — corporate offices (0.9 miles) — HQ
- BB&T Corp. — corporate offices (1.2 miles) — HQ
- Hanesbrands — corporate offices (5.4 miles) — HQ
- VF — corporate offices (25.1 miles) — HQ
Nearby headquarters and corporate offices—including Reynolds American, BB&T Corp., Hanesbrands, and VF—anchor a sizable white-collar employment base that supports renter demand and short commutes for residents.
Built in 2002, the 54-unit asset at 1402 Hope Ln is meaningfully newer than much of the surrounding housing stock, offering a competitive edge in a neighborhood that ranks above the metro median on overall fundamentals. High renter concentration locally underpins a broad tenant base, and within a 3-mile radius, households are projected to expand through 2028—supporting occupancy stability and ongoing leasing velocity as average household size trends lower.
According to CRE market data from WDSuite, neighborhood rents have climbed over the past five years while rent-to-income ratios remain generally workable, pointing to room for disciplined revenue management over blanket rent pushes. Given mixed amenity coverage and lower school ratings, the strategy leans toward targeted upgrades, service-driven retention, and a value-focused positioning that resonates with workforce renters.
- 2002 vintage compares favorably to older neighborhood stock, limiting heavy capex while enabling targeted modernization.
- Deep renter-occupied share and projected household growth within 3 miles support leasing and renewal stability.
- Steady rent growth and workable rent-to-income dynamics favor disciplined revenue management over time.
- Risks: school quality lags national peers; amenity gaps (grocery/cafes) and mid-pack safety require active management and resident experience focus.