| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Best |
| Demographics | 49th | Good |
| Amenities | 31st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3505 Yarbrough Ave, Winston Salem, NC, 27106, US |
| Region / Metro | Winston Salem |
| Year of Construction | 1978 |
| Units | 30 |
| Transaction Date | 2018-04-27 |
| Transaction Price | $2,278,500 |
| Buyer | OLD TOWNE CGC LLC |
| Seller | STALWART INVESTMENTS LLC |
3505 Yarbrough Ave Winston-Salem 30-Unit Multifamily Opportunity
Neighborhood occupancy is 95.3%—a top-quartile metro reading that supports income stability for this asset, according to WDSuite’s CRE market data.
Located in a suburban pocket of Winston-Salem, the neighborhood carries an A- rating and ranks 52 of 216 in the metro—competitive among Winston-Salem neighborhoods by WDSuite benchmarks. Local occupancy is top quartile among 216 metro neighborhoods, suggesting steady leasing conditions that can support underwriting assumptions for a 30-unit property.
Daily needs are serviceable rather than destination-driven: grocery and pharmacy access rank in the metro’s top quartile (43rd and 30th of 216), while parks, cafes, and childcare are limited within the immediate neighborhood. Restaurant density is competitive among metro peers (52nd of 216), pointing to moderate lifestyle convenience without overpaying for “luxury” adjacency.
The property’s 1978 vintage is newer than the neighborhood’s average construction year (1969). For investors, that positioning can reduce near-term obsolescence risk relative to older stock, while still warranting a pragmatic plan for systems upgrades and selective renovations to maintain competitiveness.
Tenure patterns indicate a lower renter concentration at the neighborhood level (share of housing units that are renter-occupied) compared with many urban cores, which can thin the immediate tenant base. However, demographics aggregated within a 3-mile radius show a broader pool with roughly half of units renter-occupied and modest recent population growth, with forecasts calling for further population and household increases that can expand the renter pool and support occupancy over the medium term. Elevated home values versus national norms reinforce reliance on multifamily for many households, which can aid lease retention and pricing power.
Rents in the surrounding 3-mile area have risen over the last five years and are projected by WDSuite to increase further, supporting a case for measured revenue growth where unit quality and management execution justify it.
Safety conditions are mixed in a metro-relative context and below the national median. The neighborhood’s crime rank sits 71st of 216, which is competitive among Winston-Salem neighborhoods but not top tier nationally. Nationally, violent-offense measures sit in a lower percentile compared with safer areas, while property-offense measures are closer to the middle of the pack.
Trend-wise, WDSuite indicates a meaningful year-over-year decrease in estimated property offenses, which can be supportive for long-term neighborhood stability, though investors should still underwrite sensible security, lighting, and resident experience measures consistent with the submarket.
Proximity to several headquarters-scale employers underpins a diversified white-collar employment base and commute convenience for residents, supporting leasing stability for workforce and professional renters. Notable nearby employers include Hanesbrands, Reynolds American, BB&T Corp., and VF.
- Hanesbrands — apparel HQ (3.8 miles) — HQ
- Reynolds American — consumer products (5.8 miles) — HQ
- BB&T Corp. — financial services (5.9 miles) — HQ
- VF — apparel & footwear (29.2 miles) — HQ
This 30-unit, 1978-vintage asset sits in a competitive Winston-Salem suburb where neighborhood occupancy is top quartile in the metro, indicating a foundation for cash flow durability. The vintage is newer than the neighborhood’s average stock, which can moderate immediate obsolescence risk while still leaving room for targeted value-add and systems modernization. Elevated home values in the area tend to sustain multifamily reliance, and demographics aggregated within a 3-mile radius point to expanding population and households—factors that can broaden the tenant base and support lease-up and retention. According to CRE market data from WDSuite, nearby rents have trended upward and are projected to grow further, suggesting potential revenue upside with disciplined execution.
Counterbalancing strengths, the immediate neighborhood has limited parks and café density and safety metrics that trail national medians, so asset-level operations and resident experience investments remain important. Renter concentration is lower at the immediate neighborhood level, but the broader 3-mile trade area offers a deeper renter pool and major-employer access, which can help stabilize demand.
- Metro top-quartile neighborhood occupancy supports stable collections
- 1978 vintage newer than area average—positioned for targeted value-add and systems updates
- Expanding 3-mile population and household base widens the renter pool
- Elevated ownership costs reinforce renter reliance and potential pricing power
- Risks: limited nearby parks/cafés and below-national safety metrics require active management