| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 47th | Good |
| Demographics | 34th | Fair |
| Amenities | 65th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3911 Marchester Way, Greensboro, NC, 27407, US |
| Region / Metro | Greensboro |
| Year of Construction | 1999 |
| Units | 96 |
| Transaction Date | 2007-04-01 |
| Transaction Price | $5,100,000 |
| Buyer | 24 West, NY, Inc. |
| Seller | Brown Apartments & Development LLC |
3911 Marchester Way, Greensboro NC Multifamily
Neighborhood fundamentals point to durable renter demand and steady occupancy, according to WDSuite s CRE market data, with a renter base supported by household growth and commute access across Greensboro-High Point.
This inner-suburb location scores A- at the neighborhood level (ranked 51 of 245 metro neighborhoods), placing it in the top quartile among Greensboro-High Point sub-areas for overall livability and investment fundamentals. Grocery, parks, pharmacies, and restaurants are relatively dense for the metro, while cafes are less prevalent — a practical amenity mix for workforce renters.
The property was built in 1999, newer than the neighborhood average vintage of 1983. For investors, this typically supports competitive positioning against older stock while still planning for systems modernization and common-area updates over the hold.
Neighborhood housing dynamics are supportive: renter-occupied housing accounts for roughly 46% of units locally (high relative to national patterns), and the neighborhood occupancy rate measures about 92.6% (above the national median). Combined, these indicate a sizable tenant base and generally stable leasing conditions rather than a lease-up environment.
Within a 3-mile radius, demographics signal a growing renter pool: population increased by about 9.6% over the last five years, households grew roughly 14%, and the forecast calls for additional household growth of about 24% by 2028. Median incomes have risen, and household sizes are trending slightly smaller, both of which tend to broaden demand for professionally managed apartments and support steady absorption.
Home values in the neighborhood sit below national medians, while the value-to-income ratio trends higher for the area versus many U.S. neighborhoods. In practice, this mix supports sustained reliance on rental housing and can aid lease retention and pricing power for well-managed multifamily assets.
Candid watch items: school ratings in the immediate area trail metro and national norms, which may matter for certain tenant segments, and cafes are less concentrated nearby. These factors don on their own don t undermine multifamily demand, but they inform unit-mix strategy and amenity programming.
Safety indicators are mixed and should be viewed comparatively rather than at the block level. The neighborhood crime rank is 59 out of 245 metro neighborhoods, indicating higher reported crime than many areas of Greensboro-High Point. Nationally, overall crime sits around the 56th percentile (safer than roughly half of U.S. neighborhoods), while violent offense metrics align closer to the lower percentiles, signaling a comparatively weaker position. Recent trend data shows improvement, with both property and violent offenses declining year over year, which investors often view as supportive of long-run stabilization.
Proximity to established corporate employers underpins workforce-driven renter demand and supports retention via short commutes. Notable nearby headquarters include VF, Reynolds American, BB&T Corp., Laboratory Corp. of America, and Hanesbrands.
- VF — apparel HQ (7.1 miles) — HQ
- Reynolds American — tobacco products (21.7 miles) — HQ
- BB&T Corp. — banking services (21.8 miles) — HQ
- Laboratory Corp. of America — diagnostics (24.3 miles) — HQ
- Hanesbrands — apparel (24.8 miles) — HQ
Built in 1999 with 96 units, the asset benefits from a renter-oriented neighborhood where occupancy is generally steady and the local renter concentration is elevated versus national norms. Within a 3-mile radius, recent population and household growth, coupled with a forecast for continued household gains, suggests a larger tenant base over time and supports occupancy stability. Amenity access to groceries, parks, pharmacies, and restaurants is favorable for daily needs, while below-national home values and a relatively higher value-to-income ratio reinforce reliance on rental housing. According to CRE market data from WDSuite, the neighborhood sits in the top quartile among 245 metro neighborhoods for overall rating, indicating competitive fundamentals versus many Greensboro sub-areas.
From an operational standpoint, the 1999 vintage is newer than the area average and should remain competitive against older stock, though investors should plan for ongoing modernization to capture rent premiums. Safety metrics are improving but mixed relative to national comparisons, and local school ratings are low, which may inform tenant targeting and amenity strategy rather than the overall feasibility of multifamily demand.
- Renter depth: neighborhood renter-occupied share and 3-mile household growth expand the tenant base and support occupancy.
- Location utility: strong access to groceries, parks, pharmacies, and restaurants aligns with workforce housing needs.
- Competitive vintage: 1999 construction offers an edge versus older stock with value-add potential via targeted updates.
- Market context: ownership costs relative to income support sustained rental demand and lease retention potential.
- Risks: school quality lags and mixed safety rankings may affect certain renter segments and require thoughtful leasing strategy.