| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 45th | Good |
| Demographics | 63rd | Best |
| Amenities | 24th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4210 Brownsboro Rd, Winston Salem, NC, 27106, US |
| Region / Metro | Winston Salem |
| Year of Construction | 1974 |
| Units | 95 |
| Transaction Date | 2011-09-21 |
| Transaction Price | $1,630,000 |
| Buyer | COLONY APARTMENTS BROWNSBORO LLC |
| Seller | COLONY APARTMENTS OF WINSTON SALEM LLC |
4210 Brownsboro Rd Winston-Salem Value-Add Multifamily
Renter demand in this inner-suburb location looks durable, and, according to WDSuite’s CRE market data, the neighborhood’s renter concentration supports stable leasing even as pricing remains mid-market.
Located in an Inner Suburb of Winston-Salem, the neighborhood rates B+ and is competitive among Winston-Salem neighborhoods (58 out of 216). Grocery access stands out with density well above national norms, while park, cafe, and pharmacy options are limited nearby—pointing to everyday convenience more than lifestyle clustering. Median asking rents in the neighborhood sit near the middle of the market, reinforcing a value position that can attract a broad tenant base.
The neighborhood’s occupancy level is around the national middle, but the share of units that are renter-occupied is among the highest across the 216 metro neighborhoods—an important signal for depth of tenant demand and ongoing leasing velocity. With a 1974 vintage, the property is older than the neighborhood’s average construction year (1995), which suggests potential value-add through interior updates and system upgrades to stay competitive against newer stock.
Demographic statistics within a 3-mile radius show households have increased modestly even as population was flat to slightly lower, implying smaller household sizes and a steady renter pool. Forward-looking projections indicate growth in households and incomes by 2028, which supports occupancy stability and potential rent growth as the renter pool expands. Median home values in the area are relatively low for a metro market, which may introduce some competition from entry-level ownership; however, rent-to-income levels appear moderate, aiding retention and steady collections.
Relative to national CRE trends, neighborhood amenities favor essentials over lifestyle, and housing metrics track close to the national middle—conditions that typically support workforce-oriented assets. Based on CRE market data from WDSuite, per-unit NOI performance at the neighborhood level skews modest versus national peers, making asset-level execution (renovations and management) a key lever for outperforming the submarket baseline.
Safety indicators for the neighborhood trend below national averages (national percentiles around the lower third), so underwriting should reflect conservative assumptions on security and insurance. That said, recent data show a year-over-year decline in violent offenses, an encouraging directional shift that investors can monitor alongside property-level measures and community partnerships.
Within the Winston-Salem metro context, this area sits near the middle of the pack, rather than at either extreme. For investors, the focus is on pragmatic risk management: lighting, access controls, and engagement with local resources can help support resident satisfaction and retention over the hold period.
Nearby headquarters and corporate offices anchor a diversified employment base that supports renter demand and commute convenience, including Hanesbrands, Reynolds American, BB&T Corp., and VF.
- Hanesbrands — apparel HQ (3.1 miles) — HQ
- Reynolds American — tobacco products HQ (3.4 miles) — HQ
- BB&T Corp. — financial services HQ (3.7 miles) — HQ
- VF — apparel HQ (26.3 miles) — HQ
This 95-unit asset built in 1974 offers clear value-add potential in a renter-heavy inner-suburban pocket of Winston-Salem. The neighborhood sits competitively within the metro and maintains mid-market rent positioning, while grocery accessibility is strong and day-to-day conveniences are within easy reach. According to CRE market data from WDSuite, neighborhood occupancy is around the national middle, but the renter-occupied share is among the metro’s highest—an indicator of depth that supports leasing stability with the right unit finishes and management.
Vintage considerations imply near- to medium-term capital planning for interiors and systems to sharpen positioning versus 1990s-and-newer comparables. Demographic data aggregated within a 3-mile radius point to growing households and rising incomes over the forecast period, which can expand the renter pool and support pricing power. Counterbalancing factors include safety metrics below national norms and modest neighborhood-level NOI per unit versus national peers, underscoring the importance of disciplined operations and targeted renovations.
- Renter-heavy neighborhood supports demand depth and leasing stability
- 1974 vintage offers value-add scope via interiors and system upgrades
- Essentials-oriented location with strong grocery access and mid-market rents
- 3-mile radius outlook shows household and income growth supporting rent potential
- Risks: below-average safety and modest submarket NOI per unit require conservative underwriting