| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Best |
| Demographics | 81st | Best |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5269 Hilltop Rd, Greensboro, NC, 27407, US |
| Region / Metro | Greensboro |
| Year of Construction | 2008 |
| Units | 24 |
| Transaction Date | 2005-12-15 |
| Transaction Price | $263,000 |
| Buyer | BRC TWIN OAKS LLC |
| Seller | TURCOT RAOUL M |
5269 Hilltop Rd Greensboro Multifamily—Stabilized Suburban Demand
Neighborhood occupancy of 94.2% and a sizable renter-occupied share point to steady tenant demand and lease retention potential, according to WDSuite s CRE market data. Positioned in Greensboro s inner suburbs, the asset benefits from consistent renter depth without relying on downtown exposure.
This inner-suburban location in the Greensboro-High Point metro carries an A- neighborhood rating and ranks 52 out of 245 metro neighborhoods, placing it above the metro median for overall fundamentals. Renter-occupied housing accounts for 43.5% of units in the neighborhood, signaling a meaningful tenant base for multifamily. Median contract rents have risen materially over the past five years while the neighborhood occupancy rate sits at 94.2%, and has edged up over the same period a constructive setup for income stability based on CRE market data from WDSuite.
Construction vintage in the surrounding area averages 2001. With a 2008 build, the property is newer than the local stock, which can support competitive positioning versus older assets and help defer near-term capital expenditures, while leaving room for targeted modernization to drive rent premiums.
Neighborhood amenities within immediate walking distance are limited (few cafés, groceries, parks, or restaurants per square mile), reflecting a car-oriented setting typical of inner suburbs. For investors, this favors residents prioritizing space and drive-time access over walkability, suggesting marketing focus on commute convenience and parking rather than pedestrian amenities.
Within a 3-mile radius, demographics show a growing demand backdrop: population increased in recent years and is forecast to expand further, with households up 8.5% over the past five years and projected to rise materially again, indicating a larger renter pool ahead. Income trends are constructive, with median and mean household incomes advancing and forecast to grow, which supports rent collections and disciplined pricing. Home values in the neighborhood sit in a moderate range for the region, and with a rent-to-income ratio around 0.17, the area offers room for measured rent growth while maintaining retention. Taken together, these dynamics support occupancy stability and durable cash flow potential.
Safety indicators show a mixed but improving picture. Compared with neighborhoods nationwide, overall crime conditions are around the mid-to-higher percentiles, while violent-offense measures track closer to the middle of the national distribution. Notably, both property and violent offense rates have declined year over year, with property offenses showing a particularly strong improvement trend, according to WDSuite s CRE market data.
At the metro level (Greensboro-High Point, 245 neighborhoods), neighborhood safety ranks should be interpreted alongside recent momentum rather than as block-level certainties. The year-over-year declines suggest directional improvement that can support leasing confidence and retention, while investors should continue to underwrite prudent security measures and resident experience initiatives.
The resident employment base is supported by nearby corporate headquarters and offices in apparel, banking, tobacco, and healthcare services, which underpin commuter demand and help stabilize leasing.
- VF corporate offices (8.5 miles) HQ
- Reynolds American corporate offices (19.1 miles) HQ
- BB&T Corp. corporate offices (19.2 miles) HQ
- Hanesbrands corporate offices (22.3 miles) HQ
- Laboratory Corp. of America corporate offices (26.7 miles) HQ
5269 Hilltop Rd is a 24-unit, 2008-vintage asset with average unit sizes around 669 sq. ft., positioned in an inner-suburban Greensboro neighborhood that is above the metro median on overall fundamentals. Neighborhood occupancy is 94.2% with a meaningful share of renter-occupied housing, and median contract rents have risen notably over five years, supporting income durability. The property s newer-than-average vintage versus the 2001-area stock can reduce near-term capital exposure while enabling targeted value-add improvements.
Within a 3-mile radius, population and household counts have grown and are projected to expand further, indicating renter pool expansion that supports occupancy stability and measured rent gains. Rent-to-income around 0.17 and moderate ownership costs point to retention-friendly affordability, according to CRE market data from WDSuite, while limited walkable amenities and a car-oriented setting should be reflected in marketing and underwriting.
- Stabilized neighborhood fundamentals with 94.2% occupancy and increasing median rents support durable cash flow.
- 2008 construction newer than area average (2001) competitive versus older stock with targeted value-add potential.
- 3-mile radius shows population and household growth, expanding the tenant base and supporting leasing velocity.
- Moderate rent-to-income and ownership context reinforce retention and pricing discipline.
- Risks: amenity-sparse, car-oriented location and mixed-but-improving safety metrics warrant prudent operations and resident experience focus.