| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 50th | Good |
| Demographics | 42nd | Fair |
| Amenities | 51st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 643 S Pierce St, Eden, NC, 27288, US |
| Region / Metro | Eden |
| Year of Construction | 2003 |
| Units | 96 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
643 S Pierce St Eden NC Multifamily Investment
Neighborhood occupancy is in the mid-90s with an upward multi-year trend, according to WDSuite s CRE market data. This signal reflects the neighborhood, not the property, and points to steady renter demand for a 96-unit asset in Eden.
Eden s Inner Suburb setting offers practical daily conveniences that matter to renters: coffee and grocery access rank competitive among Greensboro-High Point neighborhoods (38th of 245 for overall amenities; cafes and groceries sit near the metro s stronger clusters), while limited parks and childcare options may temper family-oriented appeal. For investors, this mix suggests everyday needs are covered, but lifestyle amenities are not a primary draw.
At the neighborhood level, occupancy trends are healthy and rising, with rates in the mid-90s over the last five years. The share of housing units that are renter-occupied is about half, indicating meaningful renter concentration and a broad tenant base for multifamily leasing. With a rent-to-income profile that is relatively manageable, lease retention and collections can benefit, though pricing power may be more incremental than outsized.
Demographic statistics aggregated within a 3-mile radius show modest population and household growth in recent years, with forecasts pointing to further increases through 2028. This points to a gradually expanding renter pool that can support occupancy stability and measured rent growth.
The property s 2003 construction is newer than the neighborhood s average vintage from the mid-1970s, reinforcing relative competitiveness versus older stock. Investors should still plan for selective modernization as systems age, but the vintage profile supports durable positioning against nearby legacy assets.
Ownership costs in the area are relatively accessible compared with higher-cost metros, which can create some competition with entry-level ownership options. That said, multifamily remains a practical choice for many households, supporting tenant retention where rent levels stay aligned with local incomes. School ratings track below national norms, which may modestly influence demand from families prioritizing top academic performance.
Safety indicators are mixed when viewed against the 245 neighborhoods in the Greensboro-High Point metro, but recent trends are constructive: estimated property offenses declined year over year, and violent offense rates also eased, based on WDSuite s data. This directional improvement can support renter confidence and leasing stability if sustained.
Compared nationally, selected indicators compare more favorably than some metro-relative ranks suggest, while local readings warrant ongoing monitoring. Investors should underwrite to current conditions, track trend momentum rather than any single-year reading, and incorporate standard security and site-management practices into capital plans.
Regional employment access includes several headquarters within commuting range, notably VF, Laboratory Corp. of America, Hanesbrands, Reynolds American, and BB&T (Truist). This cluster of corporate offices supports a diverse workforce and helps underpin renter demand and retention.
- VF — apparel HQ (25.8 miles) — HQ
- Laboratory Corp. of America — diagnostics & labs (32.1 miles) — HQ
- Hanesbrands — apparel (36.1 miles) — HQ
- Reynolds American — consumer products (39.2 miles) — HQ
- BB&T Corp. — financial services (39.4 miles) — HQ
Built in 2003, the 96-unit asset at 643 S Pierce St is newer than much of the surrounding stock, offering a competitive edge versus older properties while leaving room for targeted upgrades. At the neighborhood level, occupancy has held in the mid-90s with multi-year improvement, and the renter-occupied share near half indicates depth in the tenant base. According to CRE market data from WDSuite, this submarket s rent-to-income profile supports retention, suggesting steady rather than speculative rent growth.
Within a 3-mile radius, population and household counts have grown and are projected to expand further, pointing to a gradually larger renter pool over the next several years. Ownership is relatively accessible locally, which may create some competition with entry-level buying; prudent underwriting and asset-specific improvements should focus on value-add appeal and operational consistency rather than outsized rent pushes.
- Newer 2003 vintage versus older neighborhood stock supports competitive positioning
- Neighborhood occupancy in the mid-90s with upward trend supports stability
- Renter concentration around half indicates a broad tenant base
- Value-add potential via selective modernization and operational execution
- Risks: relatively accessible ownership and mixed safety readings warrant conservative rent growth and active management