| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 42nd | Fair |
| Demographics | 34th | Poor |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 811 Kirkridge Ln, Winston Salem, NC, 27107, US |
| Region / Metro | Winston Salem |
| Year of Construction | 1999 |
| Units | 70 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
811 Kirkridge Ln Winston-Salem Multifamily Investment
Neighborhood occupancy is reported at 93.7%, supporting leasing stability according to WDSuite’s CRE market data; these figures reflect the surrounding neighborhood, not the specific asset.
Situated in an inner-suburb pocket of Winston-Salem, the neighborhood exhibits competitive occupancy dynamics among 216 metro neighborhoods (ranked 72 of 216; national percentile 63), indicating steady renter demand that can underpin consistent cash flow assumptions.
Renter concentration is high, with 66.5% of housing units renter-occupied (ranked 9 of 216, top quartile among metro neighborhoods). This depth of renter-occupied units supports absorption and renewals for well-managed multifamily communities.
Within a 3-mile radius, population and household counts have increased and are projected to rise further by 2028, signaling a larger tenant base and potential renter pool expansion. Median incomes in the 3-mile area have grown, while average household size is drifting lower, trends that can support demand for professionally managed apartments.
Home values sit in lower national percentiles (14th), which can introduce competition from entry-level ownership. At the same time, rent-to-income positioning (national percentile 43) suggests manageable affordability for renters, supporting retention with disciplined rent setting and service quality.
Amenity density ranks at the bottom of metro comparisons (216 of 216 across categories like groceries, restaurants, parks), so residents likely rely on broader Winston-Salem corridors for services. From an investor standpoint, on-site conveniences, reliable maintenance, and parking can help differentiate against the immediate competitive set.
The property’s 2000 construction is newer than the neighborhood’s average vintage (1984). This generally improves competitive positioning versus older stock, though investors should plan for lifecycle upkeep and targeted modernization to defend occupancy and pricing.
Safety indicators compare below national norms (overall crime national percentile 39), and the neighborhood ranks 74 of 216 within the Winston-Salem metro—signaling relatively higher crime than many metro peers. Trends are mixed: violent offenses show meaningful year-over-year improvement (strong improvement standing nationally), while property offenses have increased recently. For underwriting, assume prudent security, lighting, and insurance benchmarking relative to comparable Winston-Salem neighborhoods.
Nearby corporate headquarters in banking, consumer goods, and life sciences provide a diversified employment base and practical commute times that can reinforce renter demand and retention. The employers below are within typical commuting distances.
- BB&T Corp. — banking (4.23 miles) — HQ
- Reynolds American — consumer goods (4.29 miles) — HQ
- Hanesbrands — consumer goods (9.74 miles) — HQ
- VF — apparel & footwear (21.59 miles) — HQ
- Laboratory Corp. of America — life sciences (41.54 miles) — HQ
This 70-unit asset, built in 2000, benefits from a neighborhood with competitive occupancy and a deep base of renter-occupied housing. The relatively newer vintage versus local averages can provide operating advantages against older comparables, while neighborhood occupancy has improved in recent years, according to CRE market data from WDSuite, supporting expectations for leasing stability under disciplined operations.
Within a 3-mile radius, rising households and projected growth through 2028 suggest renter pool expansion to support absorption and renewals. Lower national-percentile home values may introduce competition from ownership, but measured rent-to-income positioning indicates manageable affordability that can aid retention. Investors should balance these fundamentals against amenity-scarce surroundings and localized safety considerations when calibrating marketing, security, and expense assumptions.
- Competitive neighborhood occupancy and improving trend support leasing stability
- 2000 construction offers relative competitiveness vs. older local stock
- 3-mile household growth and projections expand the tenant base
- Rent-to-income positioning supports retention with disciplined rent strategy
- Risks: amenity-scarce surroundings and below-average safety require prudent management