| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 48th | Good |
| Demographics | 46th | Good |
| Amenities | 49th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10409 S Main St, Archdale, NC, 27263, US |
| Region / Metro | Archdale |
| Year of Construction | 1980 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
10409 S Main St Archdale Multifamily Investment
Neighborhood multifamily occupancy is strong and competitive, supporting stable operations for a 30-unit asset, according to WDSuite s CRE market data. Figures cited reflect neighborhood performance rather than the property s own leasing.
Archdale s suburban setting delivers pragmatic renter fundamentals for investors focused on stability. Neighborhood multifamily occupancy ranks 45th out of 245 Greensboro-High Point neighborhoods, placing it in the top quartile locally and around the top quartile nationally, a signal of durable leasing conditions rather than outsized volatility.
Daily-life amenities are serviceable: grocery and restaurant density rank 39th and 46th of 245 in the metro competitive among Greensboro-High Point neighborhoods while cafe access also sits in a competitive range. Park and childcare options are limited (ranks near the bottom of 245), which may temper some family-oriented appeal. Average school ratings are competitive metro-wide (36th of 245) and roughly near the national middle.
Rents in the neighborhood remain below national medians (37th percentile nationally) with notable five-year growth, supporting positioning for workforce demand and measured pricing power. The ownership landscape shows a relatively modest renter-occupied share near the low-20% range in the neighborhood, indicating a shallower but steady tenant base where renter households rely on multifamily supply for convenience and value.
Within a 3-mile radius, recent population growth paired with a projected small decline by 2028 coincides with a sizable increase in household counts and a gradual decrease in household size. For investors, that pattern points to a larger number of households seeking housing and can expand the renter pool even as headcount growth moderates, supporting occupancy stability and consistent leasing.
The property s 1980 vintage is older than the neighborhood s average construction year (late 1980s), which suggests the potential for targeted capital improvements or value-add upgrades to enhance competitiveness against newer stock while planning for aging systems.
Safety indicators show mixed positioning. The neighborhood s crime ranking sits 13th out of 245 Greensboro-High Point neighborhoods, indicating higher incident levels versus much of the metro. At the same time, national comparisons place the area around the top quartile for safety, and recent data show a sharp year-over-year improvement in estimated violent offense rates. For investors, the directional trend is constructive, though underwriting should account for submarket variation and property-level measures.
Regional employment is anchored by corporate headquarters within commuting range, supporting renter demand from office, retail, and operations workers. The list below highlights notable employers that can underpin leasing stability through diversified white-collar and services roles.
- VF corporate offices (17.4 miles) HQ
- BB&T Corp. corporate offices (21.6 miles) HQ
- Reynolds American corporate offices (21.7 miles) HQ
- Hanesbrands corporate offices (26.8 miles) HQ
- Laboratory Corp. of America corporate offices (31.4 miles) HQ
10409 S Main St offers exposure to a suburban Greensboro-High Point neighborhood with multifamily occupancy that ranks 45th of 245 in the metro and sits around the top quartile nationally a combination that supports stable income and measured rent growth, based on CRE market data from WDSuite. Rents are positioned below national medians, providing room for competitive pricing, while the renter base is steady even with a relatively high share of owner-occupied housing nearby.
The 1980 vintage is older than neighborhood averages, creating a clear value-add path via system updates and interior modernization to strengthen positioning against newer supply. Within a 3-mile radius, household counts are projected to rise meaningfully even as total population eases, implying smaller household sizes and a wider pool of renters seeking attainable options a tailwind for occupancy and lease retention. Key underwriting considerations include limited parks/childcare amenities in the neighborhood, a metro-relative crime ranking that warrants continued monitoring, and potential competition from homeownership given more accessible ownership costs.
- Top-quartile neighborhood occupancy versus metro and nation supports income stability
- Rent positioning below national median provides competitive pricing room
- 1980 vintage offers value-add potential through targeted capex and modernization
- 3-mile outlook shows more households and smaller sizes, expanding the renter pool
- Risks: limited parks/childcare amenities, metro-relative crime ranking, and competition from ownership