| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Poor |
| Demographics | 19th | Poor |
| Amenities | 24th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2105 E Avenue J8, Lancaster, CA, 93535, US |
| Region / Metro | Lancaster |
| Year of Construction | 1986 |
| Units | 110 |
| Transaction Date | 2013-06-04 |
| Transaction Price | $8,360,083 |
| Buyer | I YAM WHAT I YAM LP |
| Seller | FULLER PROPERTIES PARTNERSHIP III |
2105 E Avenue J8 Lancaster Multifamily Investment, 110 Units
Neighborhood occupancy trends sit in the top decile nationally, supporting income stability for well-run assets, according to WDSuite’s CRE market data. Renter-occupied housing share is above the metro median, indicating a broad tenant base for multifamily.
Located in Lancaster’s inner suburb of Los Angeles County, the property is positioned in a neighborhood with high occupancy and steady renter demand relative to many Los Angeles–Long Beach–Glendale submarkets. The area’s occupancy ranks 185 out of 1,441 metro neighborhoods (top quartile nationally), which can underpin leasing stability and limit downtime during turns.
Construction in the surrounding neighborhood skews newer (average 2006), while the subject asset was built in 1986. This older vintage points to potential value-add through targeted renovations and systems upgrades, helping the property compete against newer stock and support rent positioning over time.
Within a 3-mile radius, population and household counts have expanded over the past five years, with further growth projected by 2028. This trend suggests a larger tenant base and supports occupancy durability. Median contract rents in the 3-mile area rose materially in recent years and are projected to continue increasing, which can bolster revenue growth for renovated units if managed with prudent lease management practices.
The local housing landscape indicates a meaningful share of renter-occupied units, providing depth for multifamily demand. Home values in the neighborhood are comparatively lower than many Los Angeles County locales, which can create some competition from ownership options; however, rent-to-income levels remain moderate for the area, supporting retention and steady leasing for well-positioned apartments.
Amenity access within the immediate neighborhood is limited (few cafes, parks, and pharmacies), though grocery coverage compares favorably versus national norms. Investors should underwrite convenience features on-site—parking, package management, and in-unit upgrades—to offset amenity gaps and strengthen leasing appeal.
Safety indicators for the neighborhood track below national averages, with the area ranking in the lower tier among 1,441 Los Angeles metro neighborhoods and placing in the lower national percentiles. Recent trends are mixed: property offense estimates show a slight year-over-year decline, while violent offense estimates increased over the same period. These dynamics warrant thoughtful security measures and resident engagement to support retention.
Proximity to major employers supports a stable renter base tied to aerospace, services, medical devices, and telecommunications—offering commute convenience that can aid leasing and retention for workforce-oriented units.
- Lockheed Martin Aeronautics Co. — defense & aerospace (5.3 miles)
- Waste Management - Palmdale — waste services (8.6 miles)
- Amerisourcebergen — pharmaceutical distribution (32.1 miles)
- Boston Scientific Neuromodulation — medical devices (32.1 miles)
- Charter Communications — telecommunications (36.4 miles)
Built in 1986 with 110 units averaging roughly 1,000 square feet, the property offers immediate scale in a neighborhood where occupancy performance is strong compared with metro peers. Based on CRE market data from WDSuite, the area’s high occupancy and above-median renter-occupied housing share point to a durable tenant base. The asset’s older vintage versus nearby stock (neighborhood average 2006) creates a clear runway for value-add upgrades to enhance competitiveness and drive rent premiums.
Within a 3-mile radius, population and households have grown and are projected to expand further, reinforcing demand for rental housing and supporting lease-up and retention. While local amenity density is limited and safety metrics trail national averages, proximity to sizable employment centers and manageable rent-to-income levels indicate room for thoughtful revenue growth, assuming targeted capital planning and active management.
- High neighborhood occupancy supports income stability relative to metro peers
- 1986 vintage offers value-add potential against newer local stock
- Growing 3-mile population and households expand the renter pool
- Employer access across aerospace, services, and healthcare supports workforce demand
- Risks: below-average safety metrics and limited nearby amenities require active management