| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Best |
| Demographics | 78th | Best |
| Amenities | 65th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4465 River Birch Loop, Greensboro, NC, 27409, US |
| Region / Metro | Greensboro |
| Year of Construction | 2004 |
| Units | 24 |
| Transaction Date | 2006-03-17 |
| Transaction Price | $19,032,000 |
| Buyer | NNN ENCLAVE APARTMENTS LLC |
| Seller | TARRANT ROAD APARTMENT ASSOCIATES LLC |
4465 River Birch Loop Greensboro NC Multifamily Investment
Neighborhood occupancy is strong and renter demand is supported by a sizable renter-occupied share, according to WDSuite s CRE market data for the surrounding area. This inner-suburb location in Greensboro offers stable leasing fundamentals with household growth within 3 miles projected to expand the tenant base.
The property sits in an Inner Suburb of Greensboro-High Point rated A+ and ranked 2 out of 245 metro neighborhoods, indicating a top-tier location for multifamily relative to the region (source: WDSuite). Neighborhood occupancy of 94.6% ranks 70 of 245, which is competitive among Greensboro-High Point neighborhoods and points to steady leasing conditions at the neighborhood level rather than the specific property.
Within a 3-mile radius, households have increased while average household size has edged lower, signaling more, smaller households entering the market a dynamic that typically supports multifamily absorption and lease stability. Over the next five years, WDSuite s demographic view indicates growth in both households and incomes, which can underpin rent performance and deepen the tenant pool.
Local amenity access is solid for daily needs, with grocery and pharmacy density ranking 25 and 30 of 245 metro neighborhoods, respectively, and both sitting above national midlines. Dining and cafes similarly track above national averages, supporting resident convenience that can aid retention. Park acreage is limited in this neighborhood, a livability consideration to weigh against the otherwise strong suburban services.
Tenure patterns favor rentals: the neighborhood s renter-occupied share is 55.4% (ranked 24 of 245), indicating a deep renter concentration that supports ongoing demand for multifamily housing. Median contract rents in the neighborhood have trended upward over the last five years while the rent-to-income ratio near 0.18 suggests manageable affordability pressure a constructive backdrop for pricing power and renewal capture.
Neighborhood safety indicators are mixed compared with the metro and nation. Overall crime ranks around the metro median (123 out of 245), according to WDSuite s data, while national comparisons point to lower relative safety on property incidents. However, violent offense trends have improved, with a year-over-year decline placing the neighborhood in a stronger improvement tier nationally. These figures describe neighborhood conditions rather than block-level risk.
For investors, the takeaway is that safety is broadly in line with metro norms but with relatively elevated property crime versus national benchmarks; continued monitoring and standard on-site measures (lighting, access control, package management) can help sustain leasing performance and resident retention.
Proximity to regional headquarters and corporate offices supports a diversified white-collar employment base, reinforcing renter demand and commute convenience for residents. Notable nearby employers include VF, BB&T Corp., Reynolds American, Hanesbrands, and Laboratory Corp. of America.
- VF apparel (9.8 miles) HQ
- BB&T Corp. banking (17.2 miles) HQ
- Reynolds American tobacco (17.2 miles) HQ
- Hanesbrands apparel (20.5 miles) HQ
- Laboratory Corp. of America diagnostics (28.6 miles) HQ
This 24-unit asset, built in 2004, benefits from a top-tier Inner Suburb location where neighborhood occupancy is competitive within the Greensboro-High Point metro and renter concentration is high, supporting depth of demand. The 2004 vintage positions the property as relatively newer than much of the early-2000s stock, offering competitive appeal while still warranting mid-life capital planning for building systems and potential value-add finishes.
Within a 3-mile radius, households have grown and are expected to expand further, pointing to a larger tenant base and support for occupancy stability. Home values in the area are comparatively accessible, which can create some competition from ownership, but rent levels and a moderate rent-to-income profile suggest room for disciplined revenue management, based on CRE market data from WDSuite.
- Competitive A+ neighborhood (ranked 2 of 245) with strong suburban fundamentals supporting leasing stability
- High renter concentration at the neighborhood level underpins steady tenant demand
- 2004 construction offers relative competitiveness with scope for targeted value-add and system refresh
- Expanding households within 3 miles support occupancy and revenue management potential
- Risks: relatively elevated property crime nationally and potential competition from ownership options; requires active operations and resident retention focus