| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Best |
| Demographics | 49th | Good |
| Amenities | 31st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3690 Yarbrough Ave, Winston Salem, NC, 27106, US |
| Region / Metro | Winston Salem |
| Year of Construction | 1976 |
| Units | 68 |
| Transaction Date | 2001-06-28 |
| Transaction Price | $1,485,000 |
| Buyer | OLD TOWNE CGC LLC |
| Seller | CENTENNIAL INVESTMENTS L L C |
3690 Yarbrough Ave, Winston-Salem NC Multifamily Investment
Stabilized renter demand and competitive neighborhood fundamentals support steady operations, according to WDSuite s CRE market data. Focus is on occupancy resilience and a deepening tenant base rather than outsized rent growth.
The property sits in a suburban pocket of Winston-Salem with an A- neighborhood rating that is competitive among Winston-Salem neighborhoods (ranked 52 out of 216). Neighborhood occupancy is strong and in the top quartile nationally, signaling stability that can support consistent leasing and renewals, based on CRE market data from WDSuite.
Renter-occupied housing accounts for a smaller share of neighborhood units (about one-fifth), which points to a shallower immediate renter concentration but can reduce turnover pressure from dense rental clusters. Within a 3-mile radius, however, the renter share is closer to half of units and the population has grown modestly in recent years with a larger increase in households projected over the next five years, indicating a larger tenant base and potential renter pool expansion that can support occupancy.
Local incomes rank high within the metro (near the top decile, 6 of 216), while elevated home values (around the 71st percentile nationally) suggest a relatively high-cost ownership market that tends to sustain multifamily demand and aid lease retention. Rent-to-income levels in the neighborhood are low by national standards, which can support resident durability and reduce affordability pressure in lease management.
Everyday amenities are serviceable: grocery and pharmacy access ranks above the metro median (43 and 30 of 216, respectively), while parks and cafes are limited. Dining density is competitive among Winston-Salem neighborhoods (52 of 216). For investors, this mix supports convenience for residents without relying on destination retail to drive demand.
Neighborhood safety indicators are mixed. Compared with neighborhoods nationwide, overall safety sits below the national median, with violent incidents around the lower national percentiles (near the 20th) and property incidents closer to the 35th percentile. Within the Winston-Salem metro, the neighborhood 27s crime positioning is mid-pack (71 of 216), suggesting neither an outlier risk nor a top performer.
Trend-wise, property offenses have moved downward over the last year, a constructive signal for operations and perception. As always, investors should pair these directional metrics with property-level measures such as lighting, access control, and resident engagement to support retention.
The area draws from a diversified employment base anchored by corporate headquarters, which supports commute convenience and steady renter demand for workforce and professional households. Notable nearby employers include Hanesbrands, Reynolds American, BB&T Corp., and VF.
- Hanesbrands
- Reynolds American
- BB&T Corp.
- VF
3690 Yarbrough Ave is a 68-unit 1976-vintage asset positioned in a stable suburban neighborhood where occupancy performance ranks competitively within the metro and in the top quartile nationally. The vintage is newer than the neighborhood 27s average stock, offering relative competitiveness versus older comparables while still warranting selective system upgrades or value-add improvements to enhance rent roll durability. According to CRE market data from WDSuite, elevated ownership costs and high local incomes, paired with low rent-to-income levels, support retention and steady leasing.
Within a 3-mile radius, population has trended up with a larger increase in households expected over the next five years, pointing to a growing tenant base and support for occupancy stability. Proximity to multiple corporate headquarters deepens the pool of professional renters and helps sustain demand through cycles.
- Occupancy strength competitive among 216 metro neighborhoods and top quartile nationally supports stable cash flows.
- 1976 construction is newer than average locally, with value-add potential through targeted renovations and system refresh.
- High incomes and a high-cost ownership landscape bolster multifamily demand and lease retention.
- 3-mile household growth outlook indicates renter pool expansion that can support sustained occupancy.
- Risks: amenity gaps (limited parks/cafes) and safety metrics below national median require active property-level management.