| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 35th | Poor |
| Demographics | 37th | Fair |
| Amenities | 43rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 820 W 14th St, Winston Salem, NC, 27105, US |
| Region / Metro | Winston Salem |
| Year of Construction | 1978 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
820 W 14th St, Winston-Salem Multifamily Opportunity
Stable renter demand and proximity to major employers support a defensive 40-unit strategy, according to WDSuite s CRE market data. 1978 vintage suggests competitive positioning versus older neighborhood stock with potential to capture steady workforce housing demand.
The property sits in an Inner Suburb neighborhood rated B and ranked 104 out of 216 across the Winston-Salem metro, placing it above the metro median. Neighborhood renter concentration is 53.6% of housing units (ranked 23 of 216), indicating a deep tenant base for multifamily demand, while overall neighborhood occupancy is softer and warrants hands-on leasing and retention management.
Amenity access is mixed: parks and pharmacies rank among the top quartile in the metro (parks rank 3 of 216; pharmacies rank 7 of 216), and restaurants are comparatively dense (rank 12 of 216). However, cafes and grocery options score near the bottom locally, so on-site conveniences and resident services can help retention. School ratings trend low relative to national peers, which may influence unit mix and marketing toward adult and workforce renters.
Construction in the immediate area averages 1954; this asset s 1978 vintage is newer than the neighborhood norm, offering relative competitiveness versus older buildings while still benefiting from targeted modernization to improve rents and durability. Home values in the neighborhood sit on the lower end nationally, which can create some competition from ownership; disciplined pricing and value-add differentiation are key to protect leasing velocity and renewal rates.
Within a 3-mile radius, demographics show a modest decline in population but an increase in households, with forecasts pointing to growth in both population and households over the next five years. This pattern typically expands the renter pool and supports occupancy stability for well-managed assets. Based on commercial real estate analysis from WDSuite, median contract rents in the 3-mile radius have risen historically and are projected to continue growing, reinforcing the case for operational enhancements over time.
Neighborhood safety indicators are mixed compared with metro and national benchmarks. The area s safety rank sits at 87 out of 216 Winston-Salem neighborhoods, below the metro average, and national percentiles indicate the neighborhood underperforms many U.S. areas on both violent and property offense rates. That said, recent trend data points to improvement in violent offenses over the past year, which is a constructive signal to monitor.
For investors, the takeaway is risk management rather than avoidance: asset-level security measures, lighting, and community engagement can bolster resident experience and lease retention, while underwriting should reflect comparative positioning versus stronger-ranked Winston-Salem submarkets.
The location is anchored by corporate employment in and around downtown Winston-Salem, supporting commuter convenience and steady renter demand from workers at Reynolds American, BB&T Corp., and Hanesbrands, with regional access to VF as well.
- Reynolds American tobacco HQ (1.0 miles) HQ
- BB&T Corp. financial services HQ (1.2 miles) HQ
- Hanesbrands apparel HQ (5.4 miles) HQ
- VF apparel & footwear HQ (25.4 miles) HQ
This 40-unit, 1978-built asset offers a workforce-oriented thesis backed by a renter-heavy neighborhood and proximity to major employers. It is newer than the average neighborhood vintage (1954), suggesting relative competitiveness versus older stock while leaving room for targeted system upgrades and interior refreshes to drive revenue. According to CRE market data from WDSuite, neighborhood occupancy trails the metro median, so execution will hinge on leasing discipline, renewals, and value-add differentiation rather than market momentum alone.
Within a 3-mile radius, households have expanded and are projected to grow further, pointing to a larger tenant base over the medium term. Lower national positioning on home values may introduce some competition from ownership, but rising rents and a sizeable renter-occupied share locally support long-run demand for well-managed multifamily. Security, amenity-light trade-offs, and school quality should be reflected in underwriting and asset plans.
- Renter-heavy neighborhood and strong employer base underpin demand
- 1978 vintage newer than area average, with modernization upside
- Household growth within 3 miles supports tenant base expansion
- Pricing and value-add strategy can offset ownership competition
- Risks: below-metro occupancy, modest amenities, and safety require active management