| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Best |
| Demographics | 75th | Best |
| Amenities | 37th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3313 Horse Pen Creek Rd, Greensboro, NC, 27410, US |
| Region / Metro | Greensboro |
| Year of Construction | 2008 |
| Units | 24 |
| Transaction Date | 2010-09-30 |
| Transaction Price | $18,370,000 |
| Buyer | PLANTATION AT HORSE PEN LLC |
| Seller | BERKLEY HALL DEVELOPMENT LLC |
3313 Horse Pen Creek Rd Greensboro Multifamily Investment
In a suburban Greensboro neighborhood where occupancy trends sit above the metro median and renter-occupied housing is competitive locally, this asset offers a steady demand profile, according to WDSuite’s CRE market data.
This Greensboro-High Point suburban neighborhood holds an A rating and ranks 23 out of 245 metro neighborhoods, making it competitive among Greensboro-High Point areas for overall livability and investment fundamentals. Neighborhood occupancy is above the metro median and in the upper half nationally, a constructive indicator for income stability at comparable multifamily assets.
Schools are a relative strength: the average rating is near the top of the metro (5 of 245) and in the top quartile nationally, supporting renter retention for family-oriented unit mixes. Daily-needs access is serviceable (grocery and pharmacy presence are mid-pack in the metro), while cafes and parks are limited nearby, which may modestly affect walkability expectations for certain renters.
Within a 3-mile radius, household incomes are strong with notable recent gains, and the neighborhood’s rent-to-income profile sits around the national middle. This combination supports lease retention and measured pricing strategies without overreliance on aggressive rent growth. Home values are elevated for the market but not extreme, which can reinforce multifamily demand while also introducing some competition from ownership options—an underwriting consideration for renewals and concessions.
The property’s 2008 construction is newer than the neighborhood’s typical 1993 vintage. That positioning can enhance leasing competitiveness versus older stock, though investors should plan for mid-life system updates and selective modernization to sustain rent premiums and manage capex risk.
Safety indicators benchmark above the national average (around the 60th percentile nationwide), with recent year-over-year declines in both property and violent offenses, based on CRE market data from WDSuite. The trend is favorable relative to broader comparisons, though prudent underwriting should maintain standard security measures and ongoing monitoring.
Nearby headquarters and corporate offices in apparel, banking, tobacco, and healthcare diagnostics provide a diversified white-collar employment base that supports renter demand and commute convenience.
- VF — apparel (4.4 miles) — HQ
- Reynolds American — tobacco (21.1 miles) — HQ
- BB&T Corp. — banking (21.2 miles) — HQ
- Hanesbrands — apparel (22.1 miles) — HQ
- Laboratory Corp. of America — diagnostics (24.6 miles) — HQ
3313 Horse Pen Creek Rd delivers a 24-unit footprint in a suburban Greensboro neighborhood that is competitive among 245 metro neighborhoods, with occupancy above the metro median and solid national standing. According to commercial real estate analysis from WDSuite, the renter-occupied share is competitive for the metro, and strong household incomes paired with a mid-range rent-to-income profile support leasing durability and practical renewal strategies.
Built in 2008, the asset is newer than much of the surrounding stock, offering an edge versus 1990s-era properties while warranting mid-life updates to preserve positioning. High-performing schools and proximity to multiple headquarters bolster demand from white-collar households. Key considerations include limited walkable amenities in the immediate area and some competition from ownership options given moderate value-to-income dynamics.
- Above-metro occupancy and nationally solid standing support income stability
- 2008 vintage offers competitive positioning versus older neighborhood stock
- Strong schools and HQ proximity underpin steady white-collar renter demand
- Mid-range rent-to-income profile supports retention-focused pricing
- Risks: limited walkable amenities and potential competition from ownership