| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 48th | Good |
| Demographics | 54th | Good |
| Amenities | 8th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2350 Carlyle Place Dr, Winston Salem, NC, 27103, US |
| Region / Metro | Winston Salem |
| Year of Construction | 2005 |
| Units | 84 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2350 Carlyle Place Dr Winston-Salem Multifamily Investment
Stable renter demand and a 2005 vintage position this 84-unit asset to compete against older nearby stock, according to WDSuite’s CRE market data. Neighborhood occupancy trends sit near metro norms, suggesting steady leasing with room for operational upside.
The property is in a low-amenity, more car-dependent pocket of Winston-Salem that functions largely as a residential corridor. Neighborhood ratings land around the metro median (114 of 216), indicating balanced fundamentals without the pricing pressure seen in the metro’s top-tier sub-neighborhoods.
With a neighborhood average construction year of 1982, the subject’s 2005 vintage provides a competitive edge versus older local stock. For investors, this typically translates into better unit finishes and systems relative to 1970s–1980s comparables, while still warranting capital planning for mid-life building systems and selective renovations to drive rent premiums.
Within a 3-mile radius, demographics show modest population growth over the last five years and a measured increase in households, expanding the local tenant base. Projections point to further household gains and smaller average household size, which can support demand for apartments and sustain occupancy. Median rents in the nearby area track in a middle range, and rent-to-income ratios around a quarter suggest manageable affordability pressure and potential for stable retention.
Local amenities register as limited in the immediate neighborhood, and average school ratings trend lower than national benchmarks. For workforce-oriented assets, this usually shifts demand toward value, commute convenience, and access to employment centers over lifestyle-driven amenity premiums. These dynamics can favor consistent leasing at competitive price points rather than top-of-market rent growth.
Safety indicators for the neighborhood sit below national averages (crime measures rank 80 out of 216 metro neighborhoods), placing the area in a more moderate-risk cohort relative to Winston-Salem. However, recent trends show improvement in violent incidents, with year-over-year rates moving lower—an encouraging directional signal for investors monitoring stability over a hold period.
As with any submarket displaying mixed readings, prudent assumptions around security features, lighting, and resident screening can help support occupancy and retention. Comparative evaluation against nearby Winston-Salem neighborhoods is advisable for asset-specific underwriting.
Nearby corporate headquarters and offices provide a diversified employment base that supports renter demand and commute convenience, notably in financial services and consumer products. The list below highlights key employers within practical commuting distance.
- BB&T Corp. — banking (3.2 miles) — HQ
- Reynolds American — consumer products (3.4 miles) — HQ
- Hanesbrands — apparel (9.0 miles) — HQ
- VF — apparel (27.4 miles) — HQ
This 84-unit, 2005-built community offers scale and a newer vintage relative to the neighborhood’s early-1980s average, supporting competitive positioning against older assets while allowing value-add through targeted interior and system upgrades. Household growth within a 3-mile radius and indications of a larger renter pool underpin stable leasing, while rent-to-income levels in the mid range support retention and measured pricing power.
Operationally, occupancy in the surrounding neighborhood trends around metro norms, and proximity to multiple corporate headquarters anchors weekday demand. Based on CRE market data from WDSuite, these fundamentals suggest steady long-term performance potential with attention to amenity-light location dynamics and underwriting for security, school-driven leasing sensitivity, and capex for mid-life systems.
- 2005 vintage versus older local stock supports competitive positioning and targeted value-add
- 84 units provide operating scale for on-site management and expense efficiency
- 3-mile household growth and an expanding renter base support occupancy stability
- Proximity to major employers underpins weekday demand and lease retention
- Risks: amenity-light micro location, below-average school ratings, and the need to budget for mid-life building systems and security initiatives