| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 47th | Good |
| Demographics | 38th | Fair |
| Amenities | 32nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3605 Ebert Rd, Winston Salem, NC, 27127, US |
| Region / Metro | Winston Salem |
| Year of Construction | 1982 |
| Units | 60 |
| Transaction Date | 2006-10-20 |
| Transaction Price | $2,400,000 |
| Buyer | STANLEY ASSETS LLC |
| Seller | BRIDGEWATER PLACE APARTMENTS LLC |
3605 Ebert Rd, Winston-Salem NC Multifamily Investment
Stabilized suburban setting with mid-tier rents and an older 1982 vintage that can support targeted value-add and operational improvements, according to WDSuite’s CRE market data. Neighborhood occupancy trends sit below the metro median, so underwriting should prioritize leasing execution and tenant retention.
This suburban Winston-Salem location scores a B neighborhood rating and sits roughly mid-pack among 216 metro neighborhoods. Amenity access is mixed: grocery options rank competitively in the metro while cafes and parks are limited nearby, suggesting residents rely on short drives for daily needs. Restaurants trend around metro norms. For investors, this points to practical livability without a premium amenity markup.
The property’s 1982 construction is older than the neighborhood average year of 1993. That age profile often supports a focused capex plan—common-area refresh, unit renovations, and systems modernization—to improve competitiveness versus newer local stock while managing long-term maintenance.
Neighborhood occupancy ranks below the metro median, indicating some leasing friction. However, within a 3-mile radius, approximately 43% of housing units are renter-occupied, signaling a meaningful tenant base for multifamily demand and potential leasing depth when product is appropriately positioned.
Within a 3-mile radius, recent population growth has been modest with households increasing and average household size trending lower. That pattern typically expands the renter pool and supports occupancy stability at well-managed assets. Median home values in the immediate area are relatively accessible for the region, which can add some competition from ownership; still, a moderate rent-to-income ratio around 0.16 supports retention and measured pricing power for well-operated communities.
Safety indicators for the neighborhood trend below national norms and below the metro median, based on ranks and percentiles from WDSuite. Investors should assume elevated property-crime exposure relative to stronger Winston-Salem submarkets and plan for prudent security measures and insurance benchmarking.
Recent data shows a year-over-year uptick in property offenses alongside comparatively lower violent-offense exposure than property-related incidents. Framing risk at the neighborhood level—not the property—suggests a need for lighting, access controls, and resident engagement to support retention and protect NOI.
Proximity to major employers anchors demand for workforce and professional renters. Nearby headquarters in financial services, tobacco/CPG, and apparel offer commute convenience that can help support lease-up and retention, as reflected in the bullets below.
- BB&T Corp. — banking (4.2 miles) — HQ
- Reynolds American — tobacco/CPG (4.5 miles) — HQ
- Hanesbrands — apparel (10.0 miles) — HQ
- VF — apparel & lifestyle brands (27.9 miles) — HQ
3605 Ebert Rd offers a 60-unit suburban position with mid-market livability and access to several regional headquarters. The 1982 vintage is older than nearby averages, creating value-add potential through targeted renovations and building systems updates. According to WDSuite’s multifamily property research, neighborhood occupancy trends run below the metro median, which places a premium on active leasing, renewals, and differentiated finishes to capture demand.
Within a 3-mile radius, households have been increasing even as population growth remains modest, implying smaller household sizes and a broader renter pool over time. Median home values are relatively accessible for the area, which can temper pricing power; however, a moderate rent-to-income profile supports retention for assets that balance unit quality and operational efficiency.
- Value-add pathway: 1982 construction supports unit and systems upgrades to enhance competitiveness
- Demand drivers: proximity to multiple headquarters supports a stable renter base
- Operational upside: below-metro-median neighborhood occupancy favors strong leasing execution
- Affordability supports retention: moderate rent-to-income dynamics can sustain renewals
- Risks: softer neighborhood safety metrics and limited nearby parks/cafes warrant security and amenity planning