| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 26th | Poor |
| Demographics | 26th | Poor |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4500 Oak Haven Dr, Winston Salem, NC, 27105, US |
| Region / Metro | Winston Salem |
| Year of Construction | 1985 |
| Units | 24 |
| Transaction Date | 2007-02-22 |
| Transaction Price | $550,000 |
| Buyer | RIGAMAX OAK HILL LLC |
| Seller | CAPA REAL ESTATE LLC |
4500 Oak Haven Dr, Winston-Salem NC Multifamily Investment
Positioned for workforce demand with manageable renter affordability and proximity to major employers, according to WDSuite’s CRE market data. Near-term leasing may require active management, but stable fundamentals in the surrounding area support durable cash flow potential.
This suburban Winston-Salem location skews practical rather than amenity-rich. Immediate neighborhood retail and services are limited, so residents typically draw from broader corridors for shopping and daily needs. School ratings and overall neighborhood ranking track below metro averages, which argues for community-focused operations and competitive value positioning to sustain leasing.
Vintage matters here: the property’s 1985 construction is newer than the neighborhood’s older housing stock (average vintage trends mid-20th century). That typically offers competitive appeal versus pre-1960 assets, while still warranting capital planning for aging systems and select renovations to drive retention and rent trade-outs.
Within a 3-mile radius, demographics are stable today with a projected increase in households over the next few years, indicating a larger tenant base and support for occupancy stability. Renter-occupied share within this radius is material, reinforcing depth for multifamily leasing, while a median rent level that remains accessible for local incomes reduces turnover risk and supports steady collections.
Home values in the neighborhood are lower than many national peers, which can introduce some competition from ownership options. For multifamily investors, that typically means emphasizing convenience, well-managed maintenance, and resident services to maintain pricing power and renewals. Neighborhood occupancy trends sit below the metro median, so hands-on leasing, targeted unit turns, and flexible concessions may be needed to sustain performance through seasonality.
Safety indicators for the neighborhood sit below metro averages, with the area ranking 93 out of 216 Winston-Salem neighborhoods on crime. In national terms, the neighborhood compares weaker than the median for safety.
Recent trends are mixed: estimated violent incidents show improvement year over year, while property-related incidents have risen. For investors, this suggests emphasizing lighting, access controls, and resident engagement alongside coordination with local resources to support retention and minimize non-revenue downtime.
The location benefits from a broad corporate base in Winston-Salem’s urban core, supporting renter demand through short commutes and diversified employment. Nearby anchors include apparel, tobacco, banking, and outdoor brands.
- Hanesbrands — apparel HQ (3.9 miles) — HQ
- Reynolds American — tobacco products HQ (4.1 miles) — HQ
- BB&T Corp. — banking & financial services HQ (4.4 miles) — HQ
- VF — outdoor & lifestyle brands HQ (23.1 miles) — HQ
- Laboratory Corp. of America — diagnostics & lab services HQ (43.4 miles) — HQ
4500 Oak Haven Dr combines a 1985 vintage and a 24-unit scale with access to a diversified employment base. Based on CRE market data from WDSuite, neighborhood occupancy levels trend below the metro, so performance hinges on disciplined leasing and value-forward positioning. The asset’s newer-than-neighborhood vintage can compete well against older housing stock, particularly with targeted interior and systems updates to support retention and modest rent lift.
Within a 3-mile radius, stable population today and a projected increase in households point to renter pool expansion that supports occupancy stability. Lower local home values can present ownership alternatives, but accessible rent-to-income dynamics and commute convenience to major employers help sustain multifamily demand and lease renewals over the medium term.
- Competitive 1985 vintage versus older neighborhood stock; targeted capex can drive retention and rent trade-outs
- Workforce renter base within 3 miles and projected household growth support a deeper tenant pipeline
- Proximity to major employers underpins leasing demand and reduces commute friction
- Risk: below-metro neighborhood occupancy and limited nearby amenities require active leasing, resident engagement, and disciplined concessions