| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 43rd | Fair |
| Demographics | 15th | Poor |
| Amenities | 29th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3620 Baden Rd, Winston Salem, NC, 27107, US |
| Region / Metro | Winston Salem |
| Year of Construction | 1982 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3620 Baden Rd, Winston-Salem NC Multifamily Investment
Positioned in an inner-suburban pocket with steady renter demand and manageable affordability, this 32-unit asset offers operational upside relative to metro benchmarks, according to WDSuite’s CRE market data.
The property sits in an Inner Suburb of Winston-Salem with a neighborhood rating of C among 216 metro neighborhoods. Amenity access is mixed: grocery availability ranks above the metro median (49th of 216), and cafés are competitive among Winston-Salem neighborhoods (32nd), while parks, pharmacies, and childcare are limited within the immediate neighborhood footprint. For investors, this suggests convenience for daily needs with selective gaps that may influence resident retention strategies.
Rents in the neighborhood have risen over the past five years, and the rent-to-income profile indicates moderate affordability (neither highly stressed nor ultra-low), supporting lease stability and measured pricing power. Neighborhood occupancy is below the metro median and has edged down slightly over five years, so hands-on leasing and renewal management should be part of the plan to sustain occupancy.
Construction vintage in this area averages 1974; the subject a0property was built in 1982. Being newer than the local average can support competitive positioning versus older stock, though systems from the 1980s may still require targeted capital projects or value-add upgrades to capture rent premiums.
Demographic statistics within a 3-mile radius indicate population and household growth over the last five years, with projections calling for additional population expansion and a notable increase in household counts alongside smaller average household sizes. For multifamily owners, a larger household base and a shift toward smaller households typically point to a deeper tenant pool and support for occupancy stability over the medium term, based on CRE market data from WDSuite.
Home values in the neighborhood are below many coastal and gateway markets, which can create some competition from ownership options. Even so, the area 27s renter-occupied share is material (roughly mid-40s percent of housing units), indicating meaningful renter concentration that underpins multifamily demand and day-to-day leasing velocity.
Safety trends should be evaluated thoughtfully. The neighborhood 27s crime rank sits in the lower half of Winston-Salem 27s 216 neighborhoods, and national percentiles indicate higher crime exposure than many U.S. neighborhoods. Violent offenses benchmark in a low national percentile, while property offenses also trend below the national median.
On a positive note, WDSuite 27s CRE data show a recent year-over-year decline in violent offense rates, suggesting gradual improvement. Investors typically address this context by emphasizing lighting, access control, and community standards, and by aligning marketing with residents prioritizing value and convenience.
Proximity to several headquarters-scale employers supports a steady workforce renter base and commute convenience for residents, including BB&T Corp., Reynolds American, Hanesbrands, VF, and Laboratory Corp. of America.
- BB&T Corp. — corporate offices (3.9 miles) — HQ
- Reynolds American — corporate offices (4.0 miles) — HQ
- Hanesbrands — corporate offices (10.2 miles) — HQ
- VF — corporate offices (23.3 miles) — HQ
- Laboratory Corp. of America — corporate offices (43.1 miles) — HQ
3620 Baden Rd is a 32-unit, 1982-vintage asset in an inner-suburban Winston-Salem neighborhood where renter concentration is meaningful and daily-needs access is solid but not comprehensive. Compared with local stock averaging 1974, the property 27s vintage provides relative competitiveness versus older product, with targeted modernization likely to unlock rent premiums. Neighborhood occupancy sits below the metro median, but 3-mile demographics point to ongoing population growth, a rising household count, and smaller average household sizes—factors that typically expand the tenant base and support leasing. According to CRE market data from WDSuite, rent levels have trended upward while remaining generally manageable for local incomes, aiding retention.
Key considerations include below-median neighborhood occupancy and safety metrics that trail national benchmarks; both can be mitigated with active leasing, resident experience upgrades, and property-level security and lighting. Ownership costs in the area are relatively accessible, which can introduce some competition from for-sale housing, but a mid-40s renter share signals durable multifamily demand when paired with the area 27s employment base and household growth outlook.
- Newer-than-neighborhood-average 1982 vintage supports competitive positioning and value-add potential.
- 3-mile population and household growth indicate a larger tenant base and support for occupancy stability.
- Upward rent trends with manageable rent-to-income dynamics aid renewal retention and measured pricing power.
- Proximity to multiple headquarters-scale employers underpins steady workforce housing demand.
- Risks: below-median neighborhood occupancy, safety metrics below national averages, and some competition from ownership options.