| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Best |
| Demographics | 61st | Best |
| Amenities | 30th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1901 Falcon Pointe Dr, Winston Salem, NC, 27127, US |
| Region / Metro | Winston Salem |
| Year of Construction | 1987 |
| Units | 120 |
| Transaction Date | 2014-04-01 |
| Transaction Price | $4,000,000 |
| Buyer | Falcon Pointe Investors, LLC |
| Seller | Falcon Pointe, LP |
1901 Falcon Pointe Dr, Winston-Salem Multifamily Investment
Neighborhood occupancy has held in the mid-90s, supporting steady leasing fundamentals, according to WDSuite’s CRE market data. For investors, this points to durable renter demand with room for selective value-add at this address.
The property sits in an Inner Suburb pocket of Winston-Salem that ranks 32 out of 216 metro neighborhoods, placing it in the top quartile locally for overall investment fundamentals. Neighborhood occupancy is competitive as well (ranked 52 of 216, also top quartile), a positive signal for stability rather than rapid turnover.
Within a 3-mile radius, population and household counts have increased in recent years, and projections indicate further population growth and a larger household base over the next five years. This points to a widening tenant pool that can support occupancy and absorption for well-managed multifamily assets.
Construction year averages in the neighborhood skew newer (late 1990s), while this asset’s 1987 vintage is older than the local stock—creating potential value-add and capital planning opportunities to enhance competitive positioning versus nearby properties. Renter-occupied housing makes up roughly one-third of neighborhood units, suggesting a meaningful, if not dominant, renter base that supports multifamily demand.
Amenity density is mixed: grocery and restaurants are present at moderate levels, but parks, pharmacies, and cafes are limited within the immediate neighborhood. For investors, this implies resident convenience for essentials and dining, with some lifestyle amenity gaps that may be offset through on-site offerings or partnerships.
Home values sit near the national middle, while the neighborhood’s value-to-income ratio trends higher than many areas, indicating a comparatively high-cost ownership market relative to incomes. Combined with a rent-to-income ratio around the low-20s, this setup can reinforce renter reliance on multifamily housing while still requiring attentive lease management to monitor affordability pressure and retention.
Safety indicators for the neighborhood track below national norms overall. Based on rank comparisons, the area sits around the middle of Winston-Salem’s 216 neighborhoods, and national percentiles suggest it is less safe than the typical U.S. neighborhood. Investors should underwrite with appropriate operating practices (lighting, access control, and resident engagement) and monitor local trends rather than relying on block-level assumptions.
Violent and property offense measures align with this cautious view, with national percentiles that are lower than average, though recent trends are mixed. Framing these data at the neighborhood level helps calibrate risk management without overstating conditions on any single property.
Proximity to major employers anchors the local renter base, supporting leasing stability for workforce and professional tenants. Notable nearby headquarters include regional finance, consumer products, and apparel employers listed below.
- BB&T Corp. — financial services (6.5 miles) — HQ
- Reynolds American — tobacco/consumer products (6.6 miles) — HQ
- Hanesbrands — apparel (9.8 miles) — HQ
- VF — apparel (31.4 miles) — HQ
This 120-unit, 1987-vintage asset benefits from neighborhood fundamentals that are competitive among Winston-Salem submarkets, with top-quartile local rankings for both overall neighborhood performance and occupancy. Within a 3-mile radius, population and households have grown and are projected to expand further, pointing to renter pool expansion that can support occupancy and lease-up. According to CRE market data from WDSuite, the neighborhood’s rent-to-income profile remains manageable relative to many metros, suggesting room for disciplined rent optimization while prioritizing retention.
The vintage—older than the late-1990s neighborhood average—creates a clear value-add angle: targeted unit and systems upgrades can sharpen competitive positioning against newer stock. Amenity density is mixed, so on-site features and service quality can be differentiators. Safety metrics sit below national averages, warranting prudent operating practices and underwriting assumptions.
- Competitive neighborhood standing and top-quartile occupancy support stable performance
- 3-mile population and household growth indicate a larger tenant base ahead
- 1987 vintage offers value-add potential versus newer local stock
- Rent-to-income conditions support disciplined pricing while focusing on retention
- Risks: below-national safety metrics and uneven amenity density require proactive management