| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Best |
| Demographics | 82nd | Best |
| Amenities | 31st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2416 Lake Brandt Pl, Greensboro, NC, 27455, US |
| Region / Metro | Greensboro |
| Year of Construction | 1995 |
| Units | 21 |
| Transaction Date | 2016-05-12 |
| Transaction Price | $20,000,000 |
| Buyer | LAKE BRANDT I LLC |
| Seller | WRT LAKER BRANDT PROPETY LLC |
2416 Lake Brandt Pl Greensboro Multifamily Investment
Neighborhood occupancy has remained in the low-90s, suggesting steady leasing conditions for this submarket, according to WDSuite’s CRE market data. Strengths in schools and incomes in the immediate area support renter demand beyond the property level.
Situated in Greensboro’s north side inner suburb, the neighborhood carries an A rating and ranks 14th among 245 metro neighborhoods — competitive among Greensboro-High Point submarkets. Neighborhood occupancy is near the low-90s with a slight five-year uptick, indicating stable renter demand at the neighborhood level rather than the property specifically.
Daily convenience is moderate: grocery access tracks around the metro middle, while restaurant density is comparable to broader Greensboro. Park access is a relative strength, ranking 6th of 245 locally and in the top quartile nationally, which enhances livability and supports retention. Average school ratings trend high (about 4 of 5), ranking 8th of 245 and in the top quartile nationally — often a positive signal for family-oriented renter households.
The property’s 1995 construction is slightly older than the neighborhood’s average 2000 vintage. For investors, that points to potential value-add through targeted interior upgrades and systems modernization to stay competitive against newer stock while managing capital planning.
At the neighborhood level, about 44% of housing units are renter-occupied (high relative to national patterns), which signals a deep tenant base and supports leasing durability. Within a 3-mile radius, demographics show recent population softness but a modest return to growth by 2028 alongside smaller household sizes and a projected increase in households — dynamics that can expand the renter pool and help sustain occupancy. Elevated home values for the area (higher than many national peers) and a rent-to-income profile around the mid-teens typically reinforce reliance on multifamily, supporting pricing power and lease retention when managed carefully.
Safety signals are mixed but trending better. Within the Greensboro-High Point metro, the neighborhood’s crime rank sits at 39 out of 245 neighborhoods, indicating more reported incidents than many local peers. Nationally, indicators are closer to mid-pack, with recent year-over-year declines in both violent and property offenses that place the neighborhood in stronger improvement tiers compared with many U.S. areas.
For underwriting, this suggests paying attention to security measures and resident experience, while recognizing the recent downward trend in reported incidents. As always, investors should evaluate property-level operations and compare to nearby comps rather than relying solely on neighborhood aggregates.
Proximity to established corporate employers supports a stable renter base and commute-friendly housing. Nearby anchors include apparel, tobacco, banking, clinical diagnostics, and branded apparel headquarters noted below.
- VF — apparel (3.2 miles) — HQ
- Reynolds American — tobacco (22.3 miles) — HQ
- BB&T Corp. — banking (22.4 miles) — HQ
- Laboratory Corp. of America — clinical diagnostics (23.3 miles) — HQ
- Hanesbrands — apparel (23.4 miles) — HQ
This 1995-vintage asset benefits from neighborhood-level occupancy in the low-90s and a renter-occupied housing base that is high by national standards, pointing to a durable tenant pool. Strong local school ratings, household incomes above many national peers, and park access in the top quartile nationally reinforce livability and retention dynamics. According to CRE market data from WDSuite, home values in the surrounding neighborhood sit above national norms, which often sustains multifamily demand and supports disciplined rent strategies.
Given its slightly older vintage versus the neighborhood average, a thoughtful value-add program focused on interiors and selective building systems could enhance competitive positioning against newer stock. Forward-looking 3-mile demographics call for a modest return to population growth and a faster increase in households with smaller sizes — dynamics that can expand the renter pool and support occupancy stability over the medium term.
- Neighborhood occupancy in the low-90s supports steady leasing and cash flow resilience at the submarket level.
- High renter concentration and above-average incomes strengthen the depth and quality of the tenant base.
- 1995 vintage presents value-add potential to compete with newer product through targeted upgrades.
- Elevated ownership costs locally reinforce multifamily demand and support disciplined pricing power.
- Risks: amenity density is moderate and metro-relative safety ranks warrant continued operational focus on resident security.