| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Best |
| Demographics | 59th | Good |
| Amenities | 39th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1601 Woods Rd, Winston Salem, NC, 27106, US |
| Region / Metro | Winston Salem |
| Year of Construction | 1981 |
| Units | 28 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1601 Woods Rd Winston-Salem Multifamily Investment
Renter-occupied housing is concentrated in this inner-suburban pocket, supporting a deep tenant base even as neighborhood occupancy trends vary, according to WDSuite’s CRE market data. Strong everyday retail access and proximity to major employers underpin steady leasing fundamentals.
Situated in an Inner Suburb of Winston-Salem, the neighborhood ranks 26 out of 216 metro neighborhoods (A rating), placing it in the top quartile locally. That positioning reflects competitive livability and housing dynamics compared with the broader metro, based on CRE market data from WDSuite.
Local renter concentration is high (renter-occupied share measured for the neighborhood, not this property), indicating a sizable and active tenant pool for multifamily. While the neighborhood’s occupancy runs below national norms, the depth of renter households supports ongoing leasing activity and cushions demand through cycles.
Daily needs retail is a relative strength: grocery options are dense by local standards and restaurants are readily accessible, while parks, pharmacies, and cafes are limited within close reach. This mix favors convenience-driven renters but suggests amenities programming on-site or nearby partnerships could enhance resident experience.
Within a 3-mile radius, demographics point to a larger tenant base ahead: population and households are projected to expand meaningfully by 2028, with median household incomes rising from current levels. The neighborhood also shows an above-average share of adults with bachelor’s degrees (top quintile nationally), supporting demand for well-managed, quality units.
Ownership costs in the area are elevated relative to incomes (high value-to-income ratios), which typically reinforces reliance on rental housing. At the same time, rent-to-income ratios signal potential affordability pressure for some renter cohorts, a consideration for pricing power and lease management.
Safety conditions here track below the metro median (crime rank 120 out of 216 metro neighborhoods) and below the national median (around the lower third nationally). Investors should underwrite with conservative operating assumptions and consider measures that support resident safety and retention.
Recent neighborhood indicators show property and violent offense rates have risen year over year. Framing this at the neighborhood level rather than the block, trends suggest ongoing attention to lighting, access control, and community engagement may be prudent for asset operations.
Proximity to established corporate headquarters supports renter demand from a diverse professional workforce, with short commutes to apparel and financial services employers highlighted below.
- Hanesbrands — apparel HQ (3.35 miles) — HQ
- Reynolds American — tobacco products HQ (4.51 miles) — HQ
- BB&T Corp. — financial services HQ (4.65 miles) — HQ
- VF — apparel & footwear HQ (27.87 miles) — HQ
1601 Woods Rd offers a 28-unit, 1981-vintage asset in a top-quartile Winston-Salem neighborhood where renter-occupied housing is prevalent, creating a durable tenant base. While neighborhood occupancy runs below national norms, the combination of strong grocery/restaurant access and nearby corporate employment supports leasing velocity and retention across cycles.
The 1981 vintage positions the property for targeted value-add—common area refresh, in-unit updates, and systems modernization—to sharpen competitiveness against older stock. According to CRE market data from WDSuite, ownership costs remain elevated in the area, which tends to sustain multifamily demand, even as rent-to-income ratios warrant measured rent setting and focused renewal strategies. Within a 3-mile radius, forecasts point to notable population and household growth through 2028, expanding the renter pool and supporting long-term fundamentals.
- High renter concentration in the neighborhood supports a deep tenant base
- Proximity to multiple corporate HQs underpins demand and commute convenience
- 1981 vintage enables pragmatic value-add to drive NOI and competitiveness
- Forecast growth within a 3-mile radius expands the renter pool over the medium term
- Risks: below-median neighborhood safety and affordability pressure require conservative underwriting and active management