| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 50th | Good |
| Demographics | 42nd | Fair |
| Amenities | 51st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 230 Hidden Valley Dr, Eden, NC, 27288, US |
| Region / Metro | Eden |
| Year of Construction | 1991 |
| Units | 68 |
| Transaction Date | 2018-03-09 |
| Transaction Price | $2,694,000 |
| Buyer | EDEN II ELDERLY HOUSING LLLP |
| Seller | EDEN ELDERLY HOUSING LTD |
230 Hidden Valley Dr, Eden NC Multifamily Investment
Neighborhood occupancy is competitive within the Greensboro-High Point metro and renter-occupied housing sits in the local top quartile, supporting depth of tenant demand, according to WDSuite’s CRE market data.
Eden’s Inner Suburb setting offers day-to-day convenience with a solid mix of neighborhood amenities. Cafes, groceries, pharmacies, and restaurants score above national medians (neighborhood-level measures), while parks and childcare access are limited—factors investors may weigh when evaluating resident appeal and retention.
The submarket’s renter concentration is in the local top quartile among 245 metro neighborhoods, which signals a broad base for multifamily leasing rather than scattered demand. Neighborhood occupancy trends are competitive among Greensboro-High Point neighborhoods and sit above national midpoints, pointing to stable leasing conditions rather than volatile swings. Average school ratings trail national norms, which can affect family-oriented demand, but also positions workforce apartments as value alternatives.
Within a 3-mile radius, the resident base has expanded modestly in recent years and is projected to grow further, with households expected to increase—implying a larger tenant base and support for occupancy stability. The age mix remains balanced, and a meaningful share of households falls in income bands aligned with workforce housing, a dynamic that supports steady absorption for well-managed assets.
Ownership costs in the neighborhood register higher relative to incomes than many areas nationwide, while neighborhood rent-to-income levels remain comparatively manageable. For investors, that combination tends to sustain renter reliance on multifamily housing and can aid lease retention, though it requires thoughtful pricing and renewal management to mitigate affordability pressure over time.
Neighborhood safety indicators compare favorably at the national level. Violent offense measures place the area in the top decile nationally for lower rates, and property offense indicators are also in the upper tiers versus neighborhoods nationwide. Recent data shows year-over-year declines in both violent and property offenses, suggesting a favorable trend rather than deterioration.
As with any submarket, conditions can vary by block and over time. Investors typically underwrite with comparative, neighborhood-level metrics and observed trends rather than point-in-time snapshots.
Regional employment is anchored by several corporate headquarters within commuting range, which supports workforce renter demand and can aid retention for properties serving employees of VF, Laboratory Corp. of America, Hanesbrands, Reynolds American, and BB&T Corp.
- VF — apparel (25.3 miles) — HQ
- Laboratory Corp. of America — diagnostics (31.7 miles) — HQ
- Hanesbrands — apparel (35.9 miles) — HQ
- Reynolds American — tobacco (38.9 miles) — HQ
- BB&T Corp. — banking (39.1 miles) — HQ
Built in 1991, the 68-unit property is newer than the neighborhood’s average vintage, offering relative competitiveness versus older stock while still warranting capital planning for aging systems and potential modernization to sharpen positioning. Neighborhood-level data indicates competitive occupancy and a renter share in the local top quartile—signals of a durable tenant base. According to CRE market data from WDSuite, amenity access trends above national medians for daily needs, while limited parks/childcare and below-average school ratings shape the resident profile toward workforce renters.
Home values relative to incomes sit on the higher side nationally, reinforcing renter reliance on multifamily, while neighborhood rent-to-income levels remain comparatively manageable—favorable for retention if renewals are managed carefully. Within a 3-mile radius, population and households are projected to grow, expanding the renter pool and supporting occupancy stability for well-run assets.
- 1991 vintage: competitive versus older local stock; plan for targeted system updates and modernization.
- Competitive neighborhood occupancy and top-quartile renter concentration support steady leasing.
- Ownership costs relative to income reinforce renter demand; rent-to-income levels support retention with disciplined pricing.
- 3-mile radius projections point to more households and a larger tenant base over the next five years.
- Risks: limited parks/childcare access and below-average school ratings; historical rent softness in the neighborhood warrants conservative growth assumptions.