| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Good |
| Demographics | 28th | Poor |
| Amenities | 73rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2303 S Holden Rd, Greensboro, NC, 27407, US |
| Region / Metro | Greensboro |
| Year of Construction | 2001 |
| Units | 24 |
| Transaction Date | 2016-09-27 |
| Transaction Price | $17,350,000 |
| Buyer | PARVENTINO PROPERTY LLC |
| Seller | AVENTINO ACQUISITION LLC |
2303 S Holden Rd Greensboro Multifamily Investment
Renter demand is supported by strong neighborhood amenities and a high renter concentration, according to WDSuite’s CRE market data. This commercial real estate analysis highlights location fundamentals that can aid leasing stability while noting areas where active management can add value.
The property sits in an Inner Suburb location that ranks 34 out of 245 Greensboro–High Point neighborhoods, making it competitive among Greensboro–High Point neighborhoods for overall livability. Grocery access is a standout (ranked 2 of 245), with supportive café and restaurant density (both above metro norms), which tends to bolster day-to-day convenience and tenant retention.
Neighborhood housing stock skews older than this asset; the average construction year locally is 1984, while the property was built in 2001. Being newer than much of the surrounding inventory can help competitiveness versus legacy stock, though investors should still plan for selective system updates or modernization as part of capital planning.
Tenure data indicates a deep renter base: renter-occupied units account for a high share of neighborhood housing (ranked 28 of 245; top decile nationally), which supports multifamily demand depth and leasing velocity. Elevated value-to-income ratios (90th percentile nationally) point to a relatively high-cost ownership market locally, which can reinforce reliance on rental housing and support pricing power, while rent-to-income metrics suggest some affordability pressure that warrants attention to renewals and concessions strategy.
Within a 3-mile radius, WDSuite’s data shows recent population and household growth with projections calling for further expansion through 2028, indicating a larger tenant base and continued renter pool expansion. Lower average school ratings and limited park access in the immediate neighborhood may temper appeal for some family households, so marketing and amenity programming should emphasize convenience, commute access, and unit features.
Neighborhood occupancy levels are below national medians, suggesting the need for active leasing and resident retention plans; however, the combination of strong amenities, renter concentration, and nearby employment corridors provides a foundation for stability as management optimizes operations.
Safety metrics for the neighborhood sit below the national median (45th percentile nationwide) and below the metro average by rank (109 out of 245 Greensboro–High Point neighborhoods). That places the area behind the metro’s safer clusters, so underwriting should incorporate prudent assumptions on security measures and insurance.
Trend signals are mixed but improving: property offenses show a sharp year-over-year decline (90th percentile nationally for improvement), while violent offense rates remain below the national median for safety (13th percentile nationwide). Investors should monitor multi-year trends and lean on on-site management, lighting, and access controls as appropriate rather than relying on block-level assumptions.
Proximity to regional headquarters anchors the employment base and supports renter demand through commute convenience. Nearby employers include VF, Reynolds American, BB&T Corp., Laboratory Corp. of America, and Hanesbrands.
- VF — apparel HQ (6.5 miles) — HQ
- Reynolds American — tobacco HQ (22.6 miles) — HQ
- BB&T Corp. — banking HQ (22.6 miles) — HQ
- Laboratory Corp. of America — diagnostics HQ (23.3 miles) — HQ
- Hanesbrands — apparel HQ (25.5 miles) — HQ
Built in 2001, this 24-unit asset is newer than the neighborhood’s average vintage, offering a relative edge versus older stock while leaving room for targeted value-add and systems updates. Strong daily-needs access (top-tier grocery density and solid food/retail mix) and a high renter concentration underpin demand, while neighborhood occupancy trails national medians, suggesting an opportunity for hands-on leasing and resident retention to drive performance. According to CRE market data from WDSuite, ownership costs trend high relative to incomes locally, which can sustain reliance on multifamily housing even as operators manage affordability pressures with disciplined renewal strategies.
Within a 3-mile radius, recent growth and forward projections indicate a larger renter pool by 2028, supporting occupancy stability and rent growth potential over a multi-year hold. Safety metrics are below national medians but property offense rates have improved meaningfully year over year; pairing operational controls with amenity-driven retention can help balance these risks.
- 2001 vintage offers competitive positioning versus older neighborhood stock with selective value-add upside
- Strong amenity access and high renter concentration support leasing velocity and tenant retention
- 3-mile demographics point to a growing renter base through 2028, aiding occupancy stability
- Elevated ownership costs versus incomes reinforce rental reliance, supporting pricing power with prudent lease management
- Risks: below-median safety and neighborhood occupancy require active management, resident experience, and security planning