| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 37th | Fair |
| Demographics | 33rd | Fair |
| Amenities | 40th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1785 S Scales St, Reidsville, NC, 27320, US |
| Region / Metro | Reidsville |
| Year of Construction | 1986 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1785 S Scales St, Reidsville NC Multifamily
Renter-occupied housing is prevalent in the surrounding neighborhood and occupancy has edged higher in recent years, according to WDSuite s CRE market data. This asset built 1986 with 32 units eans toward durable workforce demand, though the local ownership market can temper rent growth expectations.
The property sits in a suburban neighborhood of the Greensboro High Point metro that is rated B and ranks 115 out of 245 metro neighborhoods 4competitive among Greensboro High Point neighborhoods . Neighborhood occupancy is measured at the neighborhood level, not the property; it has trended up over the last five years, which supports leasing stability for multifamily operators.
Daily needs are reasonably served: grocery access is above the metro median (rank 70 of 245) and pharmacies are in the top quartile metro-wide (rank 32 of 245). Caf e and park density is limited (both rank 245 of 245), so lifestyle convenience skews toward essentials rather than walkable amenities. For investors, this aligns more with workforce housing than lifestyle-driven rent premiums.
Tenure patterns point to a deep renter base. The share of housing units that are renter-occupied is high for the metro (rank 53 of 245; top-quartile nationally), indicating broad demand for rentals and a wider funnel for leasing. At the same time, the neighborhood s rent-to-income levels suggest manageable affordability pressure, which can aid retention but may keep pricing power measured.
Demographic statistics within a 3-mile radius show recent population and household growth, with forecasts indicating further expansion in households over the next five years. This implies a larger tenant base and support for occupancy. However, forecasts also point to a potential tilt toward owner-occupied housing, which could introduce more competition from ownership options over time. Median home values in the neighborhood are low relative to national benchmarks, reinforcing that some renters may graduate to ownership, a consideration for renewal and leasing strategy.
Vintage matters for competitive positioning. The average neighborhood construction year skews to the 1970s, while this asset was built in 1986 newer than the local average , suggesting relative appeal versus older stock. Still, investors should underwrite for aging systems and selective modernization to defend occupancy and rent premiums.
Safety indicators are mixed when viewed in context. The neighborhood s crime rank sits near the metro middle (rank 110 of 245), while national comparisons indicate relatively favorable positioning, with both violent and property offense measures scoring in higher national safety percentiles. This suggests conditions that are competitive among Greensboro High Point neighborhoods and comparatively safer than many areas nationwide.
That said, recent year-over-year estimates indicate increases in both violent and property offense rates. Investors should monitor trend direction and incorporate standard security and lighting improvements into capital plans where appropriate, rather than assuming further improvement.
Regional employment anchors within commuting range include apparel, healthcare diagnostics, and diversified consumer firms, supporting a workforce renter base and commute convenience for residents. Notable nearby employers include VF, Laboratory Corp. of America, Hanesbrands, Reynolds American, and BB&T Corp.
- VF apparel (16.5 miles) HQ
- Laboratory Corp. of America healthcare diagnostics (20.9 miles) HQ
- Hanesbrands apparel (34.9 miles) HQ
- Reynolds American consumer products (36.2 miles) HQ
- BB&T Corp. financial services (36.4 miles) HQ
1785 S Scales St offers a 32-unit, 1986-vintage asset positioned for workforce demand in a suburban Greensboro High Point submarket. The surrounding neighborhood shows a high share of renter-occupied units and a multi-year uptrend in neighborhood occupancy both measured at the neighborhood level supporting tenant base depth and lease stability. Grocery and pharmacy access rank above the metro median, while limited parks and caf e density point to value-driven, essentials-first living rather than amenity-led premiums.
Ownership remains relatively accessible in this area, which can cap rent growth but also supports retention through lower affordability pressure. According to CRE market data from WDSuite, the asset is newer than the average neighborhood vintage, offering competitive positioning versus older stock while still warranting targeted capital planning for aging systems. Demographic statistics within a 3-mile radius indicate continued population and household growth, expanding the renter pool and helping sustain occupancy, even as a gradual tilt toward ownership could modestly increase competition over time.
- Renter concentration and rising neighborhood occupancy support leasing stability
- 1986 vintage is newer than local average, enabling value-add through selective upgrades
- Essentials-oriented location with grocery/pharmacy access above metro median
- Expanding 3-mile population and household base points to a larger tenant funnel
- Risk: accessible ownership and limited lifestyle amenities can temper rent growth