| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Best |
| Demographics | 85th | Best |
| Amenities | 41st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4948 Nottingham Place Ln, Winston Salem, NC, 27106, US |
| Region / Metro | Winston Salem |
| Year of Construction | 2009 |
| Units | 72 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4948 Nottingham Place Ln, Winston-Salem NC Multifamily Investment
Positioned in a high-income suburban pocket with steady neighborhood occupancy near the metro median, this 72-unit 2009-vintage asset targets renter demand supported by elevated ownership costs. Insights are grounded in Winston-Salem trends, according to WDSuite’s CRE market data.
This suburban neighborhood rates A+ (ranked 5 of 216 in the Winston‑Salem metro), indicating strong overall fundamentals compared with peers. Neighborhood occupancy is around the metro midpoint (rank 100 of 216), which suggests stable leasing conditions without extreme volatility.
Livability drivers are balanced: grocery and pharmacy access track above national norms (both near the top half nationally), and cafes are comparatively dense for the area (around the top quartile nationwide). Parks and childcare options are thinner locally, which may matter for certain tenant profiles. Public schools average roughly 4.3 out of 5 (rank 8 of 216; top decile nationally), a supportive factor for long-term residential stability.
The local renter-occupied share is roughly two-fifths, indicating a meaningful renter base while still owner-leaning overall. For investors, that mix supports multifamily demand depth without intense supply pressure from an overwhelmingly renter-dominant area. Median contract rents have risen materially over the past five years, while the rent-to-income ratio sits around one-tenth, implying manageable affordability pressure and potential for healthy retention.
Within a 3-mile radius, demographics show recent population and household growth with further increases projected over the next five years, pointing to a larger tenant base and ongoing multifamily demand. Income levels in this radius are high by regional standards, which can support Class A/B positioning and measured rent growth, based on CRE market data from WDSuite.
Safety indicators are mixed when viewed against national benchmarks. Neighborhood violent and property offense rates sit below the national safety median (national percentiles in the low 40s for violent offenses and low 30s for property offenses), signaling comparatively higher incident rates than many U.S. neighborhoods. Within the metro, the neighborhood’s crime rank of 66 out of 216 indicates it is not among the safest local areas.
Trend-wise, violent offenses have improved year over year (a positive change rate that scores well nationally), while property offenses have moved up recently and warrant ongoing monitoring and mitigation. Investors typically address this through lighting, access control, and resident engagement; underwriting should reflect current patterns rather than block-level assumptions.
Nearby headquarters and corporate offices provide a diversified white-collar employment base that supports renter demand and commute convenience, notably in financial services, consumer products, and apparel. The list below reflects the most relevant employers by proximity to the property.
- BB&T Corp. — financial services (6.6 miles) — HQ
- Reynolds American — consumer products/tobacco (6.6 miles) — HQ
- Hanesbrands — apparel (7.3 miles) — HQ
- VF — apparel (31.4 miles) — HQ
Built in 2009, the property is newer than the neighborhood’s average vintage (early 1990s), which typically enhances competitive positioning versus older stock and can limit near-term capital exposure primarily to systems upkeep and selective modernization. The neighborhood’s A+ standing, strong school ratings, and high household incomes, alongside a renter base near two-fifths, point to balanced demand with steady absorption potential. Elevated home values in the area reinforce renter reliance on multifamily housing and can support pricing power without overstretching rent-to-income levels.
Population and household growth within a 3-mile radius, with additional gains forecast, signal a larger tenant base ahead, which supports occupancy stability and lease retention. According to CRE market data from WDSuite, neighborhood occupancy trends sit near the metro median, and recent rent growth alongside manageable rent-to-income levels suggests room for disciplined revenue optimization. Risk considerations include recent property crime trends and thinner park/childcare amenities, which should be addressed through asset management and underwriting.
- 2009 vintage offers competitive positioning versus older stock, with targeted modernization potential
- A+ neighborhood with top-decile schools and high incomes supports stable renter demand
- High home values sustain multifamily reliance and measured pricing power
- 3-mile population and household growth expand the tenant base and support occupancy
- Risks: elevated property offense levels vs. national averages and thinner park/childcare access