| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 44th | Fair |
| Demographics | 56th | Good |
| Amenities | 48th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1501 Old Salisbury Rd, Winston Salem, NC, 27127, US |
| Region / Metro | Winston Salem |
| Year of Construction | 1982 |
| Units | 40 |
| Transaction Date | 2024-04-26 |
| Transaction Price | $4,200,000 |
| Buyer | ARBOR POINTE OWNER LLC |
| Seller | ECA SALISBURY COURT LLC |
1501 Old Salisbury Rd Winston-Salem Multifamily Investment
Renter-occupied housing is elevated in the surrounding neighborhood, supporting a deeper tenant base and steadier leasing, according to WDSuite’s CRE market data.
Positioned in an inner-suburb pocket of Winston-Salem with an A neighborhood rating, this location ranks 31st of 216 metro neighborhoods — placing it in the top quartile locally for overall fundamentals. For investors, that signals balanced livability and demand drivers relative to the broader metro.
Daily-needs access is a strength: grocery, restaurant, and pharmacy density is competitive among Winston-Salem neighborhoods (each ranking within roughly the top fifth by count out of 216), which supports convenience-driven renter retention. Formal parks and licensed childcare are limited within the neighborhood itself, so outdoor recreation and childcare options may require a broader trade-area draw.
Rent positioning is favorable for demand. Neighborhood rents sit competitively within the metro while trending around the middle of national markets, and the rent-to-income backdrop indicates manageable affordability pressure — a practical positive for lease renewals and occupancy management. At the same time, neighborhood-level occupancy has been soft and has trended lower in recent years, pointing to the need for hands-on leasing strategy and asset differentiation.
Tenure patterns reinforce multifamily depth: the neighborhood shows a high share of renter-occupied units (top decile nationally), which supports a larger pool of prospective tenants. Within a 3-mile radius, population has grown modestly with households expanding and average household size trending lower — dynamics that typically translate into a larger renter pool and support for steady absorption. Median home values remain comparatively accessible versus national levels, which can introduce some competition from entry-level ownership; however, this also suggests that renters may continue to view professionally managed communities as attractive, more predictable options.
The subject property’s 1982 vintage is older than the neighborhood’s average construction year of 1992. Investors should underwrite near- to medium-term capital for systems, interiors, and common areas; the flip side is potential value-add upside and the ability to position competitively against both older workforce stock and newer assets with higher effective rents.
Safety indicators are mixed. Compared with other neighborhoods in the Winston-Salem metro, this area sits below the metro median on safety (crime rank 123 out of 216). Nationally, the neighborhood falls in lower safety percentiles, indicating higher-than-average incident rates relative to U.S. neighborhoods.
Property-related offenses track weaker nationally, while recent trends show a modest year-over-year improvement in violent incidents. For investors, this points to prudent security planning and resident-experience programming, especially during lease-up, while monitoring citywide enforcement and community initiatives over time.
Nearby headquarters-scale employers anchor a diverse employment base — notably financial services and branded consumer goods — which supports renter demand via short commutes and broad wage tiers reflected in the submarket.
- BB&T Corp. — financial services (3.2 miles) — HQ
- Reynolds American — tobacco and consumer goods (3.5 miles) — HQ
- Hanesbrands — apparel manufacturing (9.5 miles) — HQ
- VF — apparel and retail (26.5 miles) — HQ
1501 Old Salisbury Rd offers investors exposure to a renter-oriented neighborhood with competitive daily-needs access and an A-rated location that ranks in the top quartile among 216 Winston-Salem neighborhoods. According to CRE market data from WDSuite, local rents are competitive within the metro and broadly mid-range nationally, supporting retention and pricing flexibility, while the elevated share of renter-occupied housing strengthens the underlying tenant base. The 1982 vintage suggests underwriting for targeted capital improvements, with potential to capture value-add returns relative to both older workforce stock and newer, higher-rent competitors.
Counterbalancing these strengths, neighborhood-level occupancy has been softer and trending down, and safety metrics are below metro averages. Execution will rely on disciplined leasing, amenity/programming upgrades, and security measures, with proximity to major employers helping stabilize absorption and renewals.
- Top-quartile location within Winston-Salem supports demand and renter appeal
- Renter-occupied share is high, indicating a deeper tenant base and leasing runway
- 1982 vintage presents value-add potential through systems, interiors, and curb-appeal upgrades
- Daily-needs access (grocery, restaurants, pharmacy) competitive among metro peers, aiding retention
- Risk: neighborhood occupancy softness and below-average safety require active leasing and security strategy