| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Good |
| Demographics | 25th | Poor |
| Amenities | 50th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5470 Shattalon Dr, Winston Salem, NC, 27106, US |
| Region / Metro | Winston Salem |
| Year of Construction | 1984 |
| Units | 80 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5470 Shattalon Dr Winston-Salem 80-Unit Multifamily Investment
Renter concentration in the surrounding neighborhood supports a deeper tenant base, while the 1984 vintage suggests practical value-add paths for competitive positioning, according to WDSuite’s CRE market data.
Situated in an Inner Suburb of Winston-Salem, the neighborhood is competitive among Winston-Salem neighborhoods (ranked 74 out of 216), offering a mix of workforce housing and access to city employment cores. Neighborhood occupancy is softer than national norms, so investors should underwrite to prudent lease-up and renewal strategies rather than assuming peak stabilization.
Amenities skew toward outdoor space and everyday conveniences rather than high-end retail. Parks and recreation access ranks well locally (13 of 216; top quartile nationally), with a solid showing for cafes and restaurants that can aid resident retention. Grocery and pharmacy options are thinner within the immediate neighborhood, so daily needs may rely on nearby corridors, a consideration for marketing and resident services.
Within a 3-mile radius, demographics point to a sizable renter pool today and potential expansion ahead. The area currently shows a high share of renter-occupied units (around 60%), which underscores depth of demand for multifamily. While population dipped modestly over the last five years, forecasts indicate meaningful population and household growth over the next five, which would broaden the tenant base and support occupancy stability.
Affordability metrics are supportive for lease retention. Neighborhood rent-to-income levels are manageable, and elevated homeownership costs are modest relative to higher-cost metros, which can sustain reliance on rental housing. Median home values nearby are lower than many national peer markets, which may create some competition from ownership alternatives; positioning and amenity upgrades can help preserve pricing power in that context, based on commercial real estate analysis from WDSuite.
Safety indicators for the neighborhood track below national averages, with property and violent offense rates sitting in lower national percentiles. Compared with other areas nationwide, this places the neighborhood on the less-safe side, though local context matters and conditions can vary by block and over time.
Relative to the Winston-Salem metro, the neighborhood’s crime profile sits mid-pack (crime rank 107 out of 216 neighborhoods). Recent trend signals are mixed: estimated violent offenses eased year over year, while property offenses increased. Investors typically address this with proactive site-level measures, lighting and access control, and resident engagement, which can support retention and leasing stability when combined with strong management.
Proximity to established corporate employers supports steady renter demand from commuters and headquarters staff. The immediate employment base includes Hanesbrands, Reynolds American, BB&T Corp., and VF, all of which contribute to diversified white-collar and operations roles within practical driving distance.
- Hanesbrands — apparel HQ (2.3 miles) — HQ
- Reynolds American — tobacco products HQ (5.7 miles) — HQ
- BB&T Corp. — financial services HQ (5.9 miles) — HQ
- VF — apparel & footwear HQ (28.0 miles) — HQ
This 80-unit property offers exposure to a renter-heavy submarket with commuting access to multiple headquarters. Neighborhood occupancy has been softer than national averages, but a high share of renter-occupied housing and forecast growth in households within 3 miles point to a deeper tenant base over the medium term. According to CRE market data from WDSuite, local amenities skew toward parks and everyday services, while grocery and pharmacy access may require short drives—conditions that reward hands-on operations and targeted upgrades.
Built in 1984, the asset presents straightforward value-add potential through unit renovations and common-area improvements to enhance competitive positioning versus older stock. Rent-to-income metrics indicate manageable affordability pressure, and forecast rent growth in the 3-mile area suggests room for disciplined revenue optimization. Key risks include below-average safety metrics and uneven recent occupancy at the neighborhood level, both of which can be mitigated with active management and capital planning.
- Renter-heavy 3-mile area supports a larger tenant base and renewal depth.
- 1984 vintage enables practical value-add through interior and common-area upgrades.
- Accessible home values and manageable rent-to-income support retention-focused pricing.
- Proximity to multiple headquarters aids leasing stability from commuting employees.
- Risks: softer neighborhood occupancy, below-average safety, and limited nearby grocery/pharmacy.