| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 44th | Fair |
| Demographics | 25th | Poor |
| Amenities | 41st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 433 Homestead St, Gibsonville, NC, 27249, US |
| Region / Metro | Gibsonville |
| Year of Construction | 1972 |
| Units | 44 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
433 Homestead St Gibsonville Multifamily Investment Potential
Ownership costs run high relative to local incomes, which tends to sustain renter demand in this part of Gibsonville, according to WDSuite’s CRE market data. Investors should expect a primarily ownership-leaning area with selective demand for well-positioned units.
The property sits in a B--rated neighborhood within the Greensboro–High Point metro, ranked 120 out of 245 neighborhoods — above the metro median. Local living patterns lean rural, with a smaller but steady renter base supported by regional employment across Greensboro, High Point, and Burlington.
Amenities are modest but improving: cafes are competitive among Greensboro–High Point neighborhoods (rank 45 of 245), and parks and pharmacies land above national medians (around the low-60s percentiles nationwide). Average school ratings trail national norms (around the 37th percentile), which may influence family retention strategies for larger units.
Renter-occupied housing accounts for about 26.5% of neighborhood units, indicating a more ownership-heavy area; for investors, this typically points to a narrower but more stable tenant base when properties are well-maintained and appropriately priced. Neighborhood occupancy runs below national averages, so lease-up pacing may be property-specific and tied to asset quality and management.
Within a 3-mile radius, demographics indicate population growth over the last five years with households up approximately 7%, and forecasts point to further household expansion alongside smaller average household sizes. That trajectory supports a larger tenant base and demand for professionally managed rentals, particularly as incomes in the area have trended higher and market-rate rents continue to normalize.
Home values in the neighborhood are relatively accessible in dollar terms but high versus incomes (near the top decile nationally on value-to-income), which often reinforces renter reliance on multifamily housing. Median contract rents at the neighborhood level remain lower than many national peers, suggesting pricing power may be earned through property condition, renovations, and operations rather than through outsized starting rents.
Safety indicators compare favorably to national norms while showing mixed trends locally. The neighborhood’s overall crime position sits above the national median (around the 58th percentile for safety), and property offenses benchmark stronger (roughly top quartile nationally). Within the Greensboro–High Point metro, the crime rank is 47 out of 245 neighborhoods, indicating crime can be higher than several metro peers, so performance may vary by block and property operations.
Recent patterns are nuanced: estimated property offense rates have improved year over year (declines reported), while violent offense estimates ticked up over the same period. Investors should underwrite standard safety measures, lighting, and resident engagement, and consider how on-site management can support retention and asset performance versus nearby submarkets.
Employment anchors within commuting distance include diagnostics, apparel, banking, and tobacco corporate offices, supporting steady workforce housing demand and commute convenience for renters.
- Laboratory Corp. of America — diagnostics (6.4 miles) — HQ
- VF — apparel (14.0 miles) — HQ
- Reynolds American — tobacco (38.8 miles) — HQ
- BB&T Corp. — banking (38.9 miles) — HQ
- Hanesbrands — apparel (40.3 miles) — HQ
Built in 1972, the asset is newer than the neighborhood’s average vintage and can compete well against older stock, while still benefiting from targeted systems updates or common-area refreshes. The surrounding neighborhood is above the metro median, with a smaller renter concentration locally but a growing 3-mile renter pool, which supports occupancy stability for well-managed communities. According to commercial real estate analysis from WDSuite, home values sit high relative to incomes, which typically sustains multifamily demand even as neighborhood-level rents remain comparatively modest.
Forward-looking demographics within 3 miles show increases in households alongside smaller household sizes, expanding the tenant base over time. Underwriting should consider local occupancy that trails national norms, school ratings below national averages, and resident affordability pressure (elevated rent-to-income), balancing these risks against value-add potential and proximity to regional employment centers.
- 1972 vintage offers competitive positioning versus older local stock with selective modernization upside
- Neighborhood ranks above metro median, with cafes, parks, and pharmacies comparing favorably nationally
- 3-mile demographics point to household growth and a larger tenant base supporting leasing
- High ownership costs relative to income reinforce renter reliance, supporting steady demand
- Risks: below-national occupancy locally, school ratings under national norms, and affordability pressure affecting retention