| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Best |
| Demographics | 52nd | Good |
| Amenities | 58th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1 Saint Croix Pl, Greensboro, NC, 27410, US |
| Region / Metro | Greensboro |
| Year of Construction | 1986 |
| Units | 28 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1 Saint Croix Pl Greensboro Multifamily Investment
Neighborhood occupancy trends sit above the metro median and a high share of renter-occupied units indicates a deeper tenant base for leasing, according to WDSuite’s CRE market data.
The property sits in an Inner Suburb pocket of Greensboro that ranks 30 out of 245 metro neighborhoods (A rating), placing it in the top quartile among Greensboro-High Point submarkets for overall fundamentals. Local occupancy is above the metro median, supporting near-term stability for a 28-unit asset, while the renter-occupied share is elevated for the neighborhood—an indicator of durable multifamily demand rather than single-family competition.
Daily needs and convenience retail are a relative strength: grocery density is competitive among 245 metro neighborhoods and cafes/restaurants track in the upper tier (cafe density near the 92nd percentile and restaurants near the 86th percentile nationally). Pharmacy access also scores well versus peers. These amenity concentrations typically aid leasing velocity and retention for working households.
For investors weighing affordability dynamics, neighborhood rents benchmark around the metro middle while ownership costs trend higher relative to incomes (value-to-income ratio ranks favorably for rentals). That backdrop can sustain rental demand and some pricing power, while a neighborhood rent-to-income ratio around one-quarter suggests manageable affordability pressure that supports renewals and limits turnover risk.
Demographics within a 3-mile radius show a modest population dip in recent years but a projected expansion ahead, with households expected to increase—pointing to a larger tenant base over the next cycle. Smaller average household sizes also imply continued reliance on multifamily housing, which can support occupancy stability if new supply remains measured, based on CRE market data from WDSuite.
Vintage matters: built in 1986 versus a neighborhood average vintage around the early 1990s, this asset is slightly older than the surrounding stock. That typically calls for thoughtful capital planning and presents value-add potential through unit and system modernization to remain competitive with newer deliveries.
Considerations: average school ratings in the area trend below national benchmarks, which may temper appeal for some family renters; childcare and park access also under-index relative to national norms. These factors make amenity upgrades and targeting workforce and young professional cohorts a practical leasing strategy for this location.
Safety indicators for the neighborhood are mixed relative to metro and national baselines. The current crime rank sits mid-pack at 102 out of 245 Greensboro-High Point neighborhoods, and national safety placement is near the middle of the distribution. However, year-over-year trend signals are constructive: estimated property offenses declined materially and violent-offense estimates also moved lower, placing these improvements in stronger national percentiles compared with peers.
For investors, this translates to a location where current safety metrics warrant prudent site-level measures, while recent downward trends may ease resident concerns over time. Always assess property-specific controls (lighting, access management, visibility) rather than inferring block-level outcomes from area statistics.
Proximity to several headquarters anchors a diverse employment base that supports renter demand and commute convenience for workforce tenants, including roles in apparel, tobacco/CPG, banking, and diagnostics.
- VF — apparel HQ (6.3 miles) — HQ
- Reynolds American — tobacco/CPG (19.1 miles) — HQ
- BB&T Corp. — banking (19.2 miles) — HQ
- Hanesbrands — apparel (21.4 miles) — HQ
- Laboratory Corp. of America — diagnostics (26.0 miles) — HQ
This 28-unit 1986 vintage asset in Greensboro’s west-side Inner Suburb benefits from an above-metro-median neighborhood occupancy profile, high renter-occupied share, and strong daily-needs amenities that help leasing and retention. Ownership costs run comparatively high versus local incomes, which tends to sustain reliance on rentals and supports pricing power without overextending rent-to-income levels, according to CRE market data from WDSuite.
With an older-than-area-average vintage, there is clear value-add potential through interior refreshes and system updates to sharpen competitiveness against newer stock. Within a 3-mile radius, forecasts point to household growth and income gains that expand the renter pool and can underpin steady occupancy over the medium term, while investors should balance this with below-average school ratings and the need for ongoing site-level safety management.
- Above-metro-median neighborhood occupancy and elevated renter-occupied share support demand depth and leasing stability.
- Amenity-rich corridor (grocery, cafes, pharmacies) aids absorption and resident retention.
- 1986 vintage offers actionable value-add through unit upgrades and building systems modernization.
- 3-mile forecasts indicate household and income growth, expanding the tenant base and supporting occupancy.
- Risks: lower school ratings, mixed current safety metrics, and ongoing CapEx needs to compete with newer supply.