| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Good |
| Demographics | 25th | Poor |
| Amenities | 50th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2680 Bethabara Rd, Winston Salem, NC, 27106, US |
| Region / Metro | Winston Salem |
| Year of Construction | 1980 |
| Units | 46 |
| Transaction Date | 2021-11-30 |
| Transaction Price | $2,850,000 |
| Buyer | EAGLEVIEW COUNTRYSIDE GARDENS LLC |
| Seller | LAUDACE EQUITY IV LLC |
2680 Bethabara Rd, Winston-Salem Multifamily Investment
Positioned in an inner-suburban pocket with a renter-occupied share near half of local housing, the asset benefits from a durable tenant base and approachable rents. Neighborhood trends point to steady leasing fundamentals, according to WDSuite’s CRE market data.
The property sits in Winston-Salem’s inner suburbs with a neighborhood rating of B+. At rank 74 out of 216 metro neighborhoods, performance is competitive among Winston-Salem neighborhoods, offering investors balanced fundamentals without core pricing. Local cafes, childcare, parks, and restaurants are comparatively accessible, while immediate grocery and pharmacy options are thinner; residents typically rely on short drives for errands.
Rents in the neighborhood track in the lower national percentiles, which supports leasing velocity and broadens the pool of cost-conscious renters. The share of renter-occupied housing is 47.6%, indicating meaningful depth for multifamily demand and potential for steady renewal activity. Construction across nearby housing stock averages around the early 1980s, which typically points to ongoing modernization needs and opportunities for targeted upgrades that can differentiate units.
Demographic indicators aggregated within a 3-mile radius show stable recent population with a modest increase in households, suggesting slightly smaller household sizes and gradual expansion of the renter pool. Forward-looking projections call for growth in both population and households over the next five years, expanding the addressable tenant base and supporting occupancy stability. These dynamics, paired with relatively approachable contract rents, provide an investor backdrop where thoughtful operations can sustain absorption and retention. This view is grounded in commercial real estate analysis from WDSuite.
Safety metrics indicate conditions that are below national averages for similar neighborhoods, with the area ranking 107 out of 216 within the Winston-Salem metro. In national terms, the neighborhood sits in lower percentiles for safety; however, recent trends are mixed: estimated violent offense rates improved year over year, while property-related incidents rose. For investors, this calls for standard risk management—lighting, access controls, and resident engagement—alongside monitoring of submarket trends.
Contextually, the neighborhood’s safety profile is not an outlier for mature inner-suburban stock and should be framed against leasing strategy and target renter segments. Operators who incorporate basic security measures and coordinate with local community resources typically see better resident retention and reputation outcomes over time.
Nearby headquarters and corporate offices support a diversified employment base and commuter convenience for renters. Notable anchors include apparel, tobacco, and banking employers within a short to moderate drive.
- Hanesbrands — apparel HQ (3.3 miles) — HQ
- Reynolds American — tobacco products HQ (6.4 miles) — HQ
- BB&T Corp. — banking HQ (6.6 miles) — HQ
- VF — apparel & footwear HQ (29.2 miles) — HQ
Built in 1980 across 46 units, the property matches the neighborhood’s early-1980s vintage, creating a clear value-add path through targeted renovations, systems updates, and exterior improvements that can lift competitive positioning versus older comparables. Rents benchmark on the more accessible side nationally, helping sustain demand depth and lease-up pace; retention can be supported by careful rent management given a rent-to-income profile that suggests manageable affordability pressure. According to CRE market data from WDSuite, the surrounding neighborhood shows competitive standing within the metro and a renter-occupied share near half, reinforcing the addressable tenant base.
Demographic signals within a 3-mile radius point to stable recent population, a modest rise in households, and projections for further growth—favorable for long-run occupancy and renewal outcomes. Amenity access is mixed (strong parks, childcare, and dining presence with thinner immediate grocery/pharmacy), which underscores the importance of on-site conveniences and resident services. Operators should also plan for routine security best practices given mixed safety trends and for active leasing to manage neighborhood-level occupancy variability.
- 1980 vintage supports value-add through interior and systems upgrades
- Renter-occupied share near half indicates depth of tenant demand
- Household growth (3-mile radius) expands the prospective renter pool and supports occupancy stability
- Mixed amenity access favors on-site services and convenient operations
- Risks: below-average safety percentiles and neighborhood-level occupancy softness require attentive management