| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Good |
| Demographics | 70th | Best |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3803 Cotswold Ave, Greensboro, NC, 27410, US |
| Region / Metro | Greensboro |
| Year of Construction | 1987 |
| Units | 120 |
| Transaction Date | 2007-12-01 |
| Transaction Price | $7,200,000 |
| Buyer | Battleground Oaks Apartments, LLC |
| Seller | --- |
3803 Cotswold Ave Greensboro Multifamily Investment
Neighborhood fundamentals point to a sizable renter base and solid amenity access, according to WDSuite’s CRE market data, with local renter-occupied share indicating depth of demand even as leasing conditions warrant careful underwriting. Positioning and operations will be the primary levers for outperformance in this Inner Suburb location.
Greensboro’s Inner Suburb setting around 3803 Cotswold Ave scores well for daily convenience. Neighborhood amenity density is above the national middle, with dining and grocery options competitive among Greensboro-High Point neighborhoods (restaurants and cafes rank in the top quartile among 245 metro neighborhoods). This supports resident retention and reduces friction for day-to-day living.
The neighborhood skews toward renters, with a majority of housing units renter-occupied. For investors, that renter concentration signals a deeper tenant base and steadier leasing velocity relative to more owner-heavy areas. Median rent levels sit within a manageable share of income locally, which can help sustain occupancy and reduce turnover risk, as indicated by commercial real estate analysis from WDSuite.
Within a 3-mile radius, recent population trends have been flat to slightly negative, but WDSuite’s forecasts indicate an increase in households over the next five years. A rising household count, coupled with smaller average household sizes, typically expands the pool of prospective renters and supports occupancy stability for well-managed assets.
The property’s 1987 vintage is slightly older than the neighborhood’s average construction year, suggesting potential value-add through targeted renovations and systems upgrades. In an area where ownership costs are elevated relative to local incomes, multifamily can remain a more accessible housing option, reinforcing renter reliance and aiding pricing power for renovated product.
Safety indicators are mixed and should be underwritten with care. Nationally, the neighborhood’s crime profile sits in the top quartile for safety compared with neighborhoods across the country, which can support resident retention. However, its metro ranking places it closer to the higher-incident end among 245 Greensboro-High Point neighborhoods, signaling the need for prudent security measures and active property management.
Recent trends show meaningful year-over-year declines in both property and violent offense estimates, which, if sustained, can reduce operational friction. Investors should validate current conditions and trajectory at the neighborhood level rather than relying on block-by-block anecdotes.
Proximity to established corporate employers underpins local renter demand by shortening commutes and broadening the white-collar tenant base, including apparel, tobacco, banking, and healthcare diagnostics—each noted below.
- VF — apparel (3.2 miles) — HQ
- Reynolds American — tobacco (22.0 miles) — HQ
- BB&T Corp. — banking (22.1 miles) — HQ
- Hanesbrands — apparel (23.2 miles) — HQ
- Laboratory Corp. of America — diagnostics (23.5 miles) — HQ
This 120-unit, 1987-vintage asset offers value-add potential in a renter-oriented neighborhood with strong daily necessities and food access. The area’s majority renter-occupied housing stock supports a deeper tenant base, while rent levels relative to income suggest room for strategic upgrades to capture improved effective rents without overextending affordability. According to CRE market data from WDSuite, local amenity density is competitive in the metro, which can bolster retention for renovated units.
Underwriting should account for softer neighborhood occupancy and mixed safety readings at the metro-comparison level, balanced against year-over-year crime declines and a 3-mile outlook calling for household growth that can expand the renter pool. Executing a focused renovation and management plan positions the asset to benefit from demand depth and potential pricing power relative to older, non-upgraded stock.
- Renter-heavy neighborhood supports demand depth and leasing stability.
- 1987 vintage provides clear value-add and systems upgrade pathways.
- Competitive amenity access (dining and groceries) aids retention post-renovation.
- 3-mile household growth outlook suggests a larger tenant base over the medium term.
- Risks: softer neighborhood occupancy and mixed safety versus metro peers require active management and conservative lease-up assumptions.