| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Good |
| Demographics | 47th | Good |
| Amenities | 37th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4005 McIntosh St, Greensboro, NC, 27407, US |
| Region / Metro | Greensboro |
| Year of Construction | 1986 |
| Units | 24 |
| Transaction Date | 2015-03-23 |
| Transaction Price | $585,000 |
| Buyer | GILMORE ESTATES OF NORTH CAROLINA LLC |
| Seller | RMMJ REALTY COMPANY LLC |
4005 McIntosh St Greensboro Multifamily Investment
Neighborhood fundamentals point to durable renter demand supported by a high share of renter-occupied housing units and steady occupancy, according to WDSuite’s CRE market data. Focus centers on stable cash flow potential with value-add positioning rather than outsized rent growth.
Situated in Greensboro’s inner-suburban fabric, the property benefits from everyday amenities and proximity to employment while maintaining workforce appeal. Neighborhood café and grocery density is competitive among Greensboro-High Point neighborhoods (245 total), helping support daily convenience and leasing appeal. Park and pharmacy options are limited within the immediate area, so residents may rely more on nearby commercial corridors for services.
Construction year is 1986, a bit newer than the neighborhood’s average vintage. For investors, that suggests relative competitiveness versus older stock while still leaving room for modernization of interiors and building systems to drive rent premiums and operating efficiency.
The neighborhood shows a very high renter-occupied share — the highest rank among 245 metro neighborhoods — indicating a deep tenant base that can support leasing velocity and renewal capture. Neighborhood occupancy is reported at roughly 91% (measured for the neighborhood, not this property), signaling generally steady demand with room for asset-level management to outperform peers through renovations and operations.
Within a 3-mile radius, demographics point to gradual population growth and an increase in households, expanding the local renter pool. Forecasts show additional household gains alongside slightly smaller average household sizes, which typically supports absorption of smaller-format units and can reinforce occupancy stability for well-managed assets.
Rent-to-income metrics in the surrounding neighborhood indicate moderate affordability pressure, suggesting that thoughtful rent setting and amenity upgrades can balance pricing power with retention. Overall, the submarket context aligns with workforce housing dynamics: practical access to services and jobs, a strong renter base, and operational upside via targeted capital plans.
Safety indicators for the neighborhood trail national comparisons but have improved year over year. The area ranks below the metro median for crime (ranked 91 among 245 Greensboro-High Point neighborhoods), and national percentiles point to elevated incident rates relative to many U.S. neighborhoods. However, both property and violent offense estimates show meaningful one-year declines, indicating a directional improvement trend. Investors should underwrite with conservative assumptions while recognizing the recent momentum.
As always, safety conditions can vary by block and over time. Site-level security measures, lighting, and resident engagement programs can help sustain leasing performance and retention while broader neighborhood trends continue to evolve.
Proximity to major corporate anchors supports a broad workforce renter base and practical commute times. Nearby employers include VF, Reynolds American, BB&T Corp., Laboratory Corp. of America, and Hanesbrands.
- VF — apparel HQ (5.8 miles) — HQ
- Reynolds American — tobacco HQ (21.6 miles) — HQ
- BB&T Corp. — banking HQ (21.6 miles) — HQ
- Laboratory Corp. of America — diagnostics HQ (23.9 miles) — HQ
- Hanesbrands — apparel HQ (24.3 miles) — HQ
This 1986, 24-unit asset aligns with Greensboro’s inner-suburban renter profile: a deep tenant pool and broadly steady neighborhood occupancy, with modernization potential to enhance yield. According to CRE market data from WDSuite, the surrounding neighborhood reports occupancy near 91% (neighborhood metric), and a very high share of renter-occupied units ranks first among 245 metro neighborhoods — a signal of demand depth and leasing durability when operations are well executed.
Within a 3-mile radius, population has grown and households are projected to increase further, expanding the renter base and supporting long-term absorption. Amenity access is serviceable (notably cafés and groceries), though limited parks and pharmacies nearby and below-average safety benchmarks warrant prudent underwriting and asset-level initiatives. Overall, the thesis favors stable cash flow with value-add upside via interior updates and efficiency improvements relative to older local stock.
- High renter concentration (ranked highest among 245 neighborhoods) supports leasing velocity and renewal capture
- Neighborhood occupancy around 91% (neighborhood metric) indicates steady demand, with potential to outperform via operations
- 1986 vintage offers value-add and systems modernization pathways versus older area stock
- 3-mile demographic outlook points to more households, supporting a larger tenant base over time
- Risks: below-average safety benchmarks and limited parks/pharmacies nearby call for conservative underwriting and on-site mitigation