| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 44th | Good |
| Demographics | 41st | Fair |
| Amenities | 45th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 191 Piedmont Airline Rd, Goldsboro, NC, 27534, US |
| Region / Metro | Goldsboro |
| Year of Construction | 1998 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
191 Piedmont Airline Rd, Goldsboro Multifamily Opportunity
Stable renter demand and above-median neighborhood occupancy provide a practical entry point for a 40-unit asset, according to WDSuite’s CRE market data. Positioning near everyday amenities supports retention while value-add updates can enhance competitiveness.
The property sits in an A- rated neighborhood within the Goldsboro, NC metro, ranked 11th of 54 neighborhoods—competitive among Goldsboro neighborhoods and within the top quartile locally. Neighborhood occupancy is above the metro median, with a modest dip over the past five years that suggests disciplined leasing and pricing strategy remain important for maintaining stability.
Everyday convenience is serviceable: grocery and pharmacy access track near the national middle, while cafes are somewhat better represented than average nationally. Park access is limited (ranked 54 of 54 in the metro), so on-site amenities and outdoor common areas can play a larger role in resident satisfaction. Average school ratings in the neighborhood rank in the lower national percentiles; investors should underwrite leasing more to convenience and value, rather than school-driven demand.
Vintage context matters: the neighborhood’s average construction year is 2006, while the subject property was built in 1998. This older vintage can support a targeted value-add plan—modernizing interiors, addressing systems nearing mid-life, and refreshing exteriors—to improve rent positioning versus newer local stock.
Within a 3-mile radius, demographics show a stable tenant base: population has been roughly flat in recent years while household counts increased, indicating smaller household sizes and a wider pool of renters. Renter-occupied housing comprises roughly 54% of units in this 3-mile area, pointing to a deep renter pool that supports occupancy and leasing velocity. Median contract rents in the area sit at approachable levels relative to incomes, which can help with retention; at the same time, relatively accessible home values in the broader neighborhood suggest some competition from entry-level ownership, warranting careful unit positioning and amenity upgrades to sustain pricing power.
Neighborhood safety metrics are mixed in context. The area’s composite crime rank is 34th of 54 Goldsboro neighborhoods, indicating it trails the metro average on safety. Nationally, the neighborhood sits modestly above the median on broad safety measures, but specific property and violent offense indicators align closer to national mid-to-lower percentiles. Recent trends are constructive, with both property and violent offense rates improving over the last year in higher-performing national percentiles, suggesting momentum in the right direction. Investors should incorporate routine security measures and lighting/camera upgrades into capex to support resident comfort and leasing.
This 40-unit, 1998-vintage asset benefits from a neighborhood that ranks competitive among 54 Goldsboro sub-metro neighborhoods, with occupancy above the metro median and steady day-to-day amenity access. The property’s older vintage relative to the neighborhood’s 2006 average points to a clear value-add path—focused interior updates and selective systems work to sharpen positioning against newer stock. Within a 3-mile radius, a higher share of renter-occupied housing and growth in household counts indicate a larger tenant base and support for occupancy stability. According to CRE market data from WDSuite, the neighborhood’s rent levels relative to income are manageable, which can aid retention while allowing thoughtful rent optimization after renovations.
Counterweights include limited park access, school ratings that are below national averages, and local crime metrics that trail the metro median, all of which argue for enhanced on-site features and standard security improvements. Additionally, more accessible home values in the broader neighborhood suggest some competition from ownership; disciplined amenity upgrades and targeted unit mixes can help sustain leasing velocity and reduce turnover risk.
- Competitive neighborhood rank (11 of 54) and above-median occupancy support leasing stability.
- 1998 vintage versus 2006 neighborhood average highlights practical value-add opportunities.
- 3-mile area shows a deep renter pool and rising household counts, aiding demand and retention.
- Manageable rent-to-income dynamics offer room for post-renovation pricing adjustments.
- Risks: below-median metro safety, limited parks, and school ratings require capex for security and on-site amenities.