| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 55th | Best |
| Demographics | 33rd | Fair |
| Amenities | 9th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4205 Yanceyville Rd, Browns Summit, NC, 27214, US |
| Region / Metro | Browns Summit |
| Year of Construction | 2001 |
| Units | 24 |
| Transaction Date | 2007-08-14 |
| Transaction Price | $11,250,000 |
| Buyer | BLACKTHORN APARTMENTS OF GREENSBORO INC |
| Seller | BLACKTHORN APTS LLC |
4205 Yanceyville Rd, Browns Summit NC — 24-Unit Multifamily Investment
Neighborhood occupancy sits around the national median with a high renter-occupied share, pointing to a stable tenant base, according to WDSuite’s CRE market data. Positioning in an inner-suburban pocket of the Greensboro–High Point metro supports steady demand while keeping pricing aligned with local incomes.
This property is in an Inner Suburb neighborhood of the Greensboro–High Point, NC metro with a C+ neighborhood rating and a neighborhood rank of 155 out of 245, which is below the metro median. For investors, that typically points to dependable but not top-decile fundamentals and opportunities to enhance performance through targeted operations.
Renter demand is supported by a strong neighborhood renter-occupied share (41.7%; 82nd percentile nationally), which signals depth in the tenant pool for multifamily leasing. Overall neighborhood occupancy is 91.2% (around the national median), suggesting generally stable leasing with room for property-level differentiation via amenities or management. Median contract rents in the neighborhood benchmark in the low-60s national percentile, indicating competitive pricing power without overshooting local affordability.
Within a 3-mile radius, population and households have grown over the past five years, with additional increases forecast through 2028. Rising median incomes alongside a growing household base point to a larger tenant pool and support for occupancy stability. At the same time, the forecast shows a modest shift toward ownership, so marketing and retention strategies should emphasize the value proposition of professionally managed rentals.
Local amenities are limited at the block level (few cafes, parks, or pharmacies), though grocery access is roughly mid-pack versus national peers. Average school ratings in the neighborhood are on the lower side, which may influence family-oriented leasing strategies; investors may offset this by emphasizing larger floor plans and convenience to employment nodes. Home values are relatively accessible for the metro, which can introduce some competition from ownership, but it also tends to sustain renter reliance on multifamily housing among households prioritizing flexibility and lower upfront costs.
Neighborhood safety indicators benchmark slightly above the national average (59th percentile nationwide), based on WDSuite’s data. Recent trends show notable year-over-year declines in both property and violent offense rates, which is constructive for tenant retention and leasing, though investors should continue to monitor conditions at the broader neighborhood level rather than making block-specific inferences.
Proximity to established corporate offices supports a consistent renter base seeking commute convenience, particularly for workforce and professional tenants tied to apparel, diagnostics, tobacco, and banking employers listed below.
- VF — apparel HQ (1.9 miles) — HQ
- Laboratory Corp. of America — diagnostics (19.3 miles) — HQ
- Reynolds American — tobacco (26.3 miles) — HQ
- BB&T Corp. — banking (26.4 miles) — HQ
- Hanesbrands — apparel (27.4 miles) — HQ
The 24-unit property at 4205 Yanceyville Rd benefits from a renter-heavy neighborhood profile and occupancy near the national median, reinforcing baseline leasing stability. Median rents for the area sit in a competitive national band while the rent-to-income relationship around the neighborhood remains manageable, supporting retention and measured rent growth. According to CRE market data from WDSuite, neighborhood fundamentals are steady rather than top-tier, indicating room for operational upside through renovations, amenity tuning, and focused leasing.
Within a 3-mile radius, population and household growth—projected to continue through 2028—points to a larger tenant base over time. While relatively accessible ownership costs could create some competition with for-sale options, the strong share of renter-occupied housing in the immediate neighborhood and proximity to major employers should continue to support demand for well-managed multifamily units.
- Renter-heavy neighborhood profile supports depth of tenant demand and leasing stability.
- Neighborhood occupancy near national median with competitive rent positioning offers steady cash-flow potential.
- 3-mile population and household growth expands the local renter pool and supports long-term absorption.
- Proximity to regional corporate employers underpins consistent demand from commuting professionals.
- Risks: limited nearby amenities, lower school ratings, and some competition from ownership require careful pricing and retention strategy.