| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Good |
| Demographics | 42nd | Fair |
| Amenities | 26th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2810 Orchard Creek Ln, Winston Salem, NC, 27127, US |
| Region / Metro | Winston Salem |
| Year of Construction | 2010 |
| Units | 67 |
| Transaction Date | 2010-02-19 |
| Transaction Price | $625,000 |
| Buyer | ORCHARD CREEK LLC |
| Seller | GLORY ROAD BAPTIST CHURCH |
2810 Orchard Creek Ln Winston-Salem Multifamily Investment
Neighborhood occupancy trends point to durable renter demand and steady leasing conditions for a 60–70 unit asset, according to WDSuite’s CRE market data. Positioning focuses on stable operations rather than outsized rent growth in this suburban Winston-Salem location.
This suburban pocket of Winston-Salem shows resilient leasing dynamics, with neighborhood occupancy performing competitively among Winston-Salem neighborhoods and trending above many peer areas. That backdrop supports income stability and reduces downtime risk during turns, a practical advantage for mid-sized multifamily assets.
Daily convenience is serviceable but not amenity-rich. Grocery access is present at levels similar to many metro peers, while cafes, parks, and pharmacies are relatively sparse, which places more weight on on-site amenities to support retention. The broader area’s housing stock skews older relative to the metro average, which can make well-maintained, newer communities stand out on finishes and systems.
Within a 3-mile radius, demographics indicate a sizable and diverse tenant base and ongoing renter pool expansion, with both population and households increasing over recent years and projected to continue growing. Renter-occupied housing accounts for a meaningful share of units in this radius, supporting depth for leasing pipelines and renewals even as household sizes gradually edge lower.
From a pricing and affordability standpoint, neighborhood rent-to-income metrics sit in a higher national percentile, suggesting lower affordability pressure for existing tenants and supporting retention and steady collections. Median home values in the neighborhood are comparatively lower versus many U.S. areas, which may modestly increase competition from ownership options; however, it also helps sustain balanced demand for professionally managed rentals that offer convenience and predictable costs.
Safety indicators are mixed. Compared with neighborhoods nationwide, overall safety levels align closer to the lower half, with violent offense rates positioned below national averages for safety, while property offense rates also trail national comparatives. At the metro level, the neighborhood’s crime rank sits near the midpoint among 216 Winston-Salem neighborhoods, indicating conditions that are neither among the safest nor the most challenged locally.
Recent trend data shows a modest year-over-year improvement in violent offenses, while property incidents have increased, underscoring the importance of standard security measures, lighting, and resident engagement to support retention. Investors should evaluate on-site practices and immediate block context rather than relying solely on broader-area readings.
The immediate employment base blends financial services and legacy consumer brands, with multiple headquarters nearby. This mix supports workforce housing demand and commute convenience that can aid leasing stability for properties in this submarket.
- BB&T Corp. — financial services (3.8 miles) — HQ
- Reynolds American — tobacco (4.1 miles) — HQ
- Hanesbrands — apparel (10.3 miles) — HQ
- VF — apparel & footwear (26.2 miles) — HQ
Built in 2010, the property is materially newer than much of the surrounding housing stock, offering a competitive position on systems and finishes while still allowing for targeted upgrades to drive rent premiums. Neighborhood occupancy is strong for the Winston-Salem metro, supporting income stability and predictable turns; according to CRE market data from WDSuite, rent-to-income levels in the area suggest limited affordability pressure, which can aid renewals and collections management.
Within a 3-mile radius, population and households have grown and are projected to continue rising, indicating a larger tenant base over time and support for sustained leasing velocity. Balanced ownership costs locally may introduce some competition from entry-level ownership, but proximity to multiple headquarters and steady suburban fundamentals help underpin renter demand.
- 2010 vintage offers competitive positioning versus older neighborhood stock with selective value-add potential
- Competitive neighborhood occupancy supports stable cash flow and reduced downtime risk
- 3-mile radius shows growing population and households, expanding the renter pool and leasing depth
- Employer base nearby (financial services and consumer brands) supports workforce housing demand
- Risks: thinner local amenities and mid-pack safety readings require asset-level focus on on-site services and security