| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Best |
| Demographics | 51st | Good |
| Amenities | 60th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3900 Bayer Ln, Greensboro, NC, 27409, US |
| Region / Metro | Greensboro |
| Year of Construction | 2013 |
| Units | 38 |
| Transaction Date | 2010-09-30 |
| Transaction Price | $462,500 |
| Buyer | RL REGI NORTH CAROLINA LLC |
| Seller | REGIONS BANK |
3900 Bayer Ln Greensboro Multifamily Investment
Stabilized renter demand in an inner-suburban pocket of Greensboro is supported by a high neighborhood renter concentration and solid amenity access, according to WDSuite’s CRE market data. Newer 2013 construction provides competitive positioning versus older local stock while leaving room for targeted upgrades.
This inner-suburban neighborhood scores an A and ranks 19 out of 245 Greensboro-High Point neighborhoods, placing it in the top quartile locally. Neighborhood occupancy is competitive among Greensboro-High Point neighborhoods (rank 73 of 245; 68th percentile nationally), which can support lease stability at the property level when operations are disciplined.
The renter-occupied share in the neighborhood is high at 73.9% (rank 3 of 245; 98th percentile nationally), indicating a deep tenant base for multifamily. Within a 3-mile radius, recent population growth and a 5-year increase in households contribute to a larger renter pool; forecasts point to further household growth and a modest decline in average household size, which typically adds incremental demand for units.
Amenity access is a relative strength: grocery and pharmacy density sit in the national top quartile (ranks 13 and 9 of 245; 87th–88th percentiles), and restaurant density is also top quartile nationally (rank 3; 93rd percentile). Cafes and parks are thinner locally, which may modestly affect walkable lifestyle appeal, but the day-to-day essentials are close by for residents.
The property’s 2013 vintage is newer than the neighborhood’s average 1979 construction year, suggesting competitive positioning versus older stock. Investors should still plan for normal lifecycle maintenance and selective modernization to sustain rent premiums.
Ownership costs in the area are relatively elevated versus local incomes (value-to-income ratio in the 73rd percentile nationally), which can reinforce reliance on rental housing. At the same time, neighborhood rent-to-income metrics track in a lower national percentile, signaling comparatively manageable renter affordability and potentially supporting retention and pricing power. These signals are based on CRE market data from WDSuite for the neighborhood, not the property.
Safety indicators are mixed relative to peers. The neighborhood’s crime rank sits near the metro median (118 out of 245), and the overall safety profile is below the national midpoint (around the 42nd percentile nationwide). Investors should underwrite with standard loss-prevention and security considerations typical for inner-suburban assets.
Recent momentum is constructive: estimated property offenses have trended down sharply year over year (improvement in the 91st percentile nationally), while violent offense rates remain weaker (around the 18th percentile nationally). These are neighborhood-level measures and can vary by block; monitoring trend direction and engaging with local management practices can help support resident experience and retention.
Nearby headquarters-scale employers provide a diversified white-collar and consumer-products employment base that can support renter demand and retention. The list below highlights major names within commuting range that are relevant to this neighborhood.
- VF — apparel HQ (6.4 miles) — HQ
- Reynolds American — consumer products (20.2 miles) — HQ
- BB&T Corp. — banking (20.2 miles) — HQ
- Hanesbrands — apparel (22.9 miles) — HQ
- Laboratory Corp. of America — diagnostics (25.2 miles) — HQ
3900 Bayer Ln offers newer-vintage (2013) construction relative to the surrounding 1970s-era stock, providing competitive positioning and the potential for selective value-add to sustain rent premiums. Neighborhood fundamentals are supportive: competitive occupancy among Greensboro-High Point neighborhoods, a high renter-occupied share, and day-to-day amenities in the national top quartile. Within a 3-mile radius, households have grown and are projected to expand further, which points to a larger tenant base and supports occupancy stability.
Homeownership remains relatively high-cost versus local incomes, reinforcing reliance on rental options, while rent-to-income metrics track favorably for retention. According to commercial real estate analysis from WDSuite, these neighborhood signals collectively suggest durable demand drivers, balanced by the need to monitor safety trends and maintain operational discipline.
- Newer 2013 vintage vs. local 1970s stock supports competitiveness; targeted upgrades can drive yield.
- Competitive neighborhood occupancy and high renter-occupied share underpin demand and leasing stability.
- Strong everyday amenities (grocery, pharmacy, restaurants) and growing 3-mile household base support retention.
- Ownership costs relative to incomes favor multifamily demand while rent-to-income levels support renewals.
- Risks: safety metrics sit near metro median with weaker national standing; thinner cafes/parks; continued attention to security and asset management is prudent.