| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 51st | Good |
| Demographics | 39th | Fair |
| Amenities | 19th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2031 Willow Rd, Greensboro, NC, 27406, US |
| Region / Metro | Greensboro |
| Year of Construction | 1999 |
| Units | 76 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2031 Willow Rd Greensboro Multifamily Investment
Neighborhood occupancy has trended upward and remains stable for renters, according to WDSuite’s CRE market data, supporting consistent cash flow expectations. Focused underwriting on tenant demand and affordability should be rewarded by steady leasing in the surrounding Greensboro-High Point metro.
The property sits in a Greensboro neighborhood rated B that is competitive among Greensboro-High Point neighborhoods (118 of 245), with occupancy around the mid‑90s and a five‑year improvement. Neighborhood occupancy is measured at 93.8% and has increased over the last five years, indicating durable renter demand and potential support for steady renewal activity.
Livability factors trend mixed: grocery access is near the metro middle (about the 52nd national percentile), and park access is slightly stronger (around the 62nd percentile), while cafes, restaurants, and pharmacies are sparse locally. For investors, this suggests residents rely on nearby corridors for daily needs, which can lengthen drive times but keeps the immediate submarket quieter and more residential in character.
Tenure patterns differ by geography. At the neighborhood level, the renter-occupied share is lower (27.3%), signaling a more owner-occupied micromarket. Within a 3‑mile radius, however, renters represent the majority of housing units (about 58%), creating a broader tenant base that can support occupancy stability for professionally managed assets.
Vintage context matters. The neighborhood’s average construction year is 1995, while the asset was built in 1999. Being slightly newer than nearby stock can aid competitive positioning, though investors should plan for systems and common‑area updates typical of late‑1990s construction to sustain leasing velocity and justify rent trade‑outs.
Within a 3‑mile radius, recent years show flat population but growth in household counts alongside smaller average household size. Looking ahead, forecasts call for population and household growth with rising median incomes and contract rents, which implies a gradually expanding renter pool and supports underwriting for occupancy stability rather than outsized rent spikes. Median home values in the immediate neighborhood are moderate for the region, which can introduce some competition from ownership, but rent-to-income around 0.15 points to manageable affordability pressure that favors retention over frequent turnover, based on commercial real estate analysis from WDSuite.
Safety indicators in this neighborhood sit below the national median (around the 43rd percentile versus neighborhoods nationwide), so investors should underwrite prudent security and operating practices. Notably, recent trend data show improvement: property offenses declined meaningfully year over year (approximately a 40% decrease), and violent offenses also moved lower, according to WDSuite’s CRE market data. These directional gains are constructive but should be monitored against broader metro trends and site‑level measures such as lighting, access control, and visibility.
Proximity to established corporate offices underpins commuter demand and can reinforce weekday occupancy and renewals. Nearby anchors include VF, Laboratory Corp. of America, Reynolds American, BB&T Corp., and Hanesbrands — all listed below with approximate distance.
- VF — corporate offices (5.9 miles) — HQ
- Laboratory Corp. of America — corporate offices (18.5 miles) — HQ
- Reynolds American — corporate offices (27.3 miles) — HQ
- BB&T Corp. — corporate offices (27.3 miles) — HQ
- Hanesbrands — corporate offices (29.9 miles) — HQ
2031 Willow Rd offers a 76‑unit footprint built in 1999 — slightly newer than the neighborhood average vintage — which can help the asset compete against older nearby stock while leaving room for targeted value‑add to common areas and interiors. Neighborhood occupancy is 93.8% and has improved over five years; according to CRE market data from WDSuite, this upward trend supports an underwriting stance geared toward stable collections and renewals rather than heavy lease‑up risk.
The immediate area skews more owner‑occupied, but the 3‑mile radius shows a majority renter base and forecasts for rising household counts and incomes, indicating a larger tenant pool over the medium term. Moderate home values and a neighborhood rent‑to‑income ratio near 0.15 suggest manageable affordability pressure, which can aid retention; the trade‑off is potential competition from ownership that may limit aggressive rent pushes. Overall, location fundamentals, proximity to multiple corporate offices, and vintage positioning create a balanced value‑add or hold profile with clear levers for operational execution.
- Upward neighborhood occupancy trend supports steady collections and renewal potential.
- 1999 construction is slightly newer than local average, offering competitive positioning with scope for targeted upgrades.
- Broader 3‑mile area shows a majority renter base and forecast household growth, expanding the tenant pool.
- Moderate rent‑to‑income and home values favor retention and measured rent growth over time.
- Risks: below‑median safety metrics require sensible site security; some competition from homeownership may temper top‑line rent growth.