| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 35th | Poor |
| Demographics | 37th | Fair |
| Amenities | 43rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1502 Hope Ln, Winston Salem, NC, 27105, US |
| Region / Metro | Winston Salem |
| Year of Construction | 2003 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1502 Hope Ln, Winston-Salem NC Multifamily Opportunity
Positioned in an inner-suburban pocket with an established renter base, this 40-unit asset offers durable workforce demand and operational upside, according to WDSuite’s CRE market data.
The property sits in an Inner Suburb neighborhood rated B, indicating balanced fundamentals for Winston-Salem. Building vintage skews older in the area (average year 1954), so a 2003 asset stands competitively against much of the local stock for leasing and maintenance positioning. Neighborhood rents have trended upward over five years while remaining accessible relative to major metros, supporting steady absorption without over-reliance on top-end pricing.
Renter-occupied housing accounts for 53.6% of units in the neighborhood (high renter concentration), signaling a deep tenant base for multifamily demand and renewal velocity. At the same time, neighborhood occupancy sits below national norms and has softened modestly over five years, pointing to the need for disciplined leasing, amenity alignment, and targeted marketing to sustain occupancy stability.
Within a 3-mile radius, households grew over the last five years and are projected to expand further by 2028, alongside smaller average household size—conditions that typically enlarge the renter pool and support unit absorption. Median incomes have risen and are forecast to continue increasing, while rents are also projected to advance, suggesting room for revenue management with attention to affordability thresholds and lease retention.
Local amenity access is mixed: parks and pharmacies rank in the high national percentiles, and restaurant density is comparatively strong, but immediate access to cafes, groceries, and childcare is limited. Average school ratings are well below national norms, which can affect family-oriented leasing and length of stay; investors should calibrate unit mix positioning and community programming accordingly. These neighborhood observations are based on CRE market data from WDSuite and reflect dynamics at the neighborhood level, not property performance.
Safety trends are mixed in the surrounding neighborhood compared with national benchmarks. Property crime levels sit below the national median (lower national percentile), while recent data indicates violent incidents have declined year over year, an improving directional signal. These figures reflect neighborhood-level conditions rather than the specific property and should be weighed alongside management practices and resident screening.
Relative to Winston-Salem neighborhoods overall (216 total), this area does not stand out for safety strength, but the recent improvement trend suggests potential normalization with continued local enforcement and community engagement. Investors should underwrite security lighting, access control, and resident services as part of operating plans rather than relying on further trend improvement.
Proximity to several corporate headquarters underpins commuter convenience and supports renter demand from office and operations staff, including Reynolds American, BB&T Corp., Hanesbrands, and VF.
- Reynolds American — tobacco (1.02 miles) — HQ
- BB&T Corp. — financial services (1.26 miles) — HQ
- Hanesbrands — apparel (5.30 miles) — HQ
- VF — apparel & footwear (25.10 miles) — HQ
Built in 2003, this 40-unit property competes well against an older neighborhood stock base, which can reduce near-term capital intensity while offering modernization and value-add options to drive rent premiums. The immediate neighborhood shows a high share of renter-occupied housing and evidence of rising rents, but below-average occupancy requires focused leasing execution and asset-specific differentiation.
Within a 3-mile radius, population is largely stable with growth projected through 2028, and households are expected to expand meaningfully—conditions that typically broaden the tenant base and support occupancy stability. According to CRE market data from WDSuite, elevated renter concentration and proximity to major employers reinforce demand durability, while ownership costs in the area suggest potential competition from entry-level homebuying, warranting careful pricing and renewal strategy.
- 2003 vintage competes against older local stock, with modernization upside for premiums
- High neighborhood renter concentration supports depth of demand and renewals
- 3-mile household growth outlook expands tenant base and supports leasing velocity
- Corporate HQ cluster nearby anchors steady commuter demand
- Risk: Below-average neighborhood occupancy and weak school ratings require disciplined leasing and resident retention strategy