| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 50th | Good |
| Demographics | 42nd | Fair |
| Amenities | 51st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 207 Madison St, Eden, NC, 27288, US |
| Region / Metro | Eden |
| Year of Construction | 1978 |
| Units | 32 |
| Transaction Date | 2025-04-08 |
| Transaction Price | $493,000 |
| Buyer | GLENWOOD COURT LP |
| Seller | ATKINSON-WRIGHT LTD |
207 Madison St Eden NC Multifamily Investment
Stabilizing renter demand and competitive neighborhood occupancy point to durable cash flow potential for a 32-unit asset, according to WDSuite’s commercial real estate analysis. The 1978 vintage offers value-add levers while remaining relatively competitive versus older local stock.
Located in Eden within the Greensboro–High Point metro, the neighborhood is rated A- and ranks 56th out of 245 metro neighborhoods, placing it in the top quartile locally. Amenity access is competitive among Greensboro–High Point neighborhoods (amenity rank 38 of 245; around the national median), with stronger depth in daily needs like groceries and pharmacies than in parks.
For multifamily operations, neighborhood occupancy is competitive among Greensboro–High Point neighborhoods and sits in the upper tier nationally, supporting leasing stability and retention. Renter-occupied housing accounts for 50.7% of neighborhood units, indicating a sizable tenant base for workforce-oriented product and consistent leasing velocity for mid-market properties.
Livability signals are mixed. Cafes and restaurants index well versus the metro (both ranks inside the top fifth of 245), and grocery access is similarly strong. Park access ranks at the bottom of the metro, which may reduce appeal for some outdoor-oriented residents. Average school ratings are below national norms, which investors should incorporate into marketing strategy and tenant-mix expectations rather than underwriting assumptions.
Ownership remains a higher-cost path relative to incomes compared with many U.S. neighborhoods (value-to-income ratio in a high national percentile), which can reinforce renter reliance on multifamily units and support pricing power. At the same time, a low rent-to-income ratio suggests manageable affordability pressure today, which can help with renewal rates, though it may temper near-term rent growth. The property’s 1978 construction is slightly newer than the neighborhood’s average vintage (1974), offering a modest competitive edge versus older stock while still warranting capital planning for aging systems.
Demographic statistics aggregated within a 3-mile radius show a largely stable population over the last five years, with households roughly flat and median incomes trending higher. Forecasts point to population growth and an increase in households through 2028, indicating a potential expansion of the renter pool that can support occupancy stability and steady demand for well-managed units, based on CRE market data from WDSuite.
Safety signals should be interpreted in both national and metro context. Nationally, the neighborhood compares favorably, landing in the top quartile for overall safety and violent-offense metrics. Within the Greensboro–High Point metro, however, crime ranks toward the higher-incident end (e.g., some metrics rank near the low end out of 245 neighborhoods), so investors should underwrite prudent security and operational practices.
Recent trend data shows property offenses declining meaningfully year over year, which supports a constructive trajectory. Investors can treat the area as nationally competitive while recognizing that, relative to the metro, conservative assumptions around security, lighting, and resident engagement remain appropriate.
Regional employment anchors within commuting distance include corporate headquarters and major offices in apparel, diagnostics, consumer brands, and financial services. These employers support a steady renter base and can aid retention through commute convenience for residents working at VF, Laboratory Corp. of America, Hanesbrands, Reynolds American, and BB&T Corp.
- VF — apparel HQ (26.4 miles) — HQ
- Laboratory Corp. of America — diagnostics HQ (33.2 miles) — HQ
- Hanesbrands — apparel HQ (35.9 miles) — HQ
- Reynolds American — consumer goods HQ (39.2 miles) — HQ
- BB&T Corp. — financial services HQ (39.4 miles) — HQ
207 Madison St positions near the top tier of Greensboro–High Point neighborhoods for overall quality and sits in a renter-heavy area with competitive occupancy, supporting durable collections and steady renewal prospects. According to CRE market data from WDSuite, neighborhood occupancy trends are above the metro median and nationally competitive, while the local ownership landscape appears relatively expensive compared with incomes—factors that can sustain multifamily demand.
The 1978 vintage is slightly newer than the local average, suggesting a competitive edge over older assets while still offering value-add potential through targeted interior updates and systems modernization. Demographics within a 3-mile radius point to stable recent trends and forecasts for population and household growth by 2028, implying a larger tenant base and support for future leasing momentum. Investors should balance this with conservative assumptions on rent growth given low current rent-to-income ratios and below-average school ratings.
- Competitive neighborhood occupancy and renter concentration support leasing stability
- Ownership costs vs. incomes reinforce reliance on rental housing and pricing power
- 1978 vintage offers value-add upside via unit updates and systems modernization
- 3-mile forecast indicates population and household growth, expanding the renter pool
- Risks: below-average school ratings, limited parks, and metro-relative crime justify conservative operations