| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 48th | Good |
| Demographics | 74th | Best |
| Amenities | 48th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1501 Brandonshire Ct, Greensboro, NC, 27409, US |
| Region / Metro | Greensboro |
| Year of Construction | 2011 |
| Units | 120 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1501 Brandonshire Ct Greensboro 120-Unit Multifamily, 2011
Household growth within 3 miles and a high renter-occupied share suggest durable tenant demand for this inner-suburban asset, based on WDSuite's commercial real estate analysis.
Located in Greensboro's inner suburbs, the property benefits from an A-rated neighborhood that ranks 22 out of 245 within the Greensboro-High Point metro, competitive among area neighborhoods. Restaurants and cafes are accessible (both ranked within the top fifth of metro neighborhoods), with national amenity percentiles in the high 70s for dining and coffee, while groceries and pharmacies score above the metro median. Parks and formal childcare options are thinner locally, which may modestly limit family-oriented amenity appeal.
Renter concentration is high at the neighborhood level (about 55% of housing units are renter-occupied; 25th out of 245), indicating a deep tenant base and consistent multifamily demand. Neighborhood occupancy is below the metro median (ranked 164 of 245) and has eased over the last five years, so underwriting should prioritize leasing strategies and steady renewal management. Median contract rents have grown materially over the last cycle, supporting revenue potential, while a rent-to-income ratio near 0.21 suggests manageable affordability pressure that can aid retention.
Demographics aggregated within a 3-mile radius point to a larger renter pool ahead: households have expanded in recent years and are projected to grow further over the next five years, even as average household size nudges lower. Income trends show both mean and median household incomes rising, which supports absorption and helps stabilize occupancy through typical leasing seasons, according to WDSuite's CRE market data.
The asset's 2011 vintage is newer than the neighborhood's average construction year (1989), positioning it competitively versus older stock. Investors can prioritize targeted modernization and systems maintenance over heavy near-term capital expenditures, while leveraging the property's relative age advantage in marketing and leasing.
Safety indicators for the neighborhood sit below national percentiles, and the neighborhood's crime rank (113 out of 245 metro neighborhoods) suggests conditions that are not among the metro's safest. However, recent trend data from WDSuite shows notable year-over-year declines in both property and violent offenses, indicating improving conditions that investors should monitor during hold.
Given this mix of elevated relative levels but an improving trajectory, risk management should focus on onsite lighting, access control, and resident engagement, along with leasing screens and coordination with local community resources. Compare current trends against submarket peers during diligence to validate assumptions around retention and marketing spend.
Proximity to established corporate headquarters underpins renter demand by shortening commutes for professional and operations staff. Key nearby employers include VF, BB&T Corp., Reynolds American, Hanesbrands, and Laboratory Corp. of America.
- VF — apparel (7.9 miles) — HQ
- BB&T Corp. — financial services (19.0 miles) — HQ
- Reynolds American — consumer products (19.0 miles) — HQ
- Hanesbrands — apparel (22.0 miles) — HQ
- Laboratory Corp. of America — diagnostics (26.6 miles) — HQ
This 120-unit, 2011-vintage asset offers competitive positioning in an A-rated inner-suburban neighborhood that ranks in the top decile among 245 metro neighborhoods. A high renter-occupied share supports a deep tenant base, while 3-mile household growth and rising incomes point to ongoing renter pool expansion. According to CRE market data from WDSuite, neighborhood occupancy trends are below metro medians, so value will hinge on active leasing, renewals, and targeted unit differentiation.
Relative affordability, reflected in a moderate rent-to-income ratio, supports retention and pricing power, while the property's newer vintage versus local stock reduces immediate heavy CapEx needs. Given improving but still below-average safety percentiles, prudent operations and community engagement can help sustain occupancy and stabilize cash flows over the hold.
- 2011 vintage outcompetes older local stock; focus on selective upgrades and systems upkeep
- High neighborhood renter concentration supports depth of demand and leasing velocity
- 3-mile household and income growth expand the renter pool and aid absorption
- Moderate rent-to-income dynamics can bolster retention and revenue management
- Risks: below-median neighborhood occupancy and below-national safety percentiles