| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Poor |
| Demographics | 50th | Fair |
| Amenities | 53rd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4136 W Avenue L, Lancaster, CA, 93536, US |
| Region / Metro | Lancaster |
| Year of Construction | 1987 |
| Units | 27 |
| Transaction Date | 2025-02-12 |
| Transaction Price | $2,970,000 |
| Buyer | GOLDEN OPPORTUNITY NO 14 LP |
| Seller | HUYNH ANH THI |
4136 W Avenue L Lancaster Multifamily Investment
This 27-unit property built in 1987 positions investors in a suburban Lancaster neighborhood with stable occupancy levels and strengthening household income trends, according to CRE market data from WDSuite.
The property sits in a suburban Lancaster neighborhood that ranks in the middle tier among the Los Angeles metro's 1,441 neighborhoods, with median household incomes of $96,100 showing solid 31.5% growth over five years. The area maintains a 92.3% occupancy rate and attracts households seeking affordable rental options, with median contract rents of $1,370 representing strong affordability relative to area income levels.
Within a 3-mile radius, demographic statistics show a stable population base of approximately 67,200 residents with projected growth of 6.8% through 2028. The area's renter-occupied housing represents 28.9% of total units, providing a solid tenant pool for multifamily properties. Household income projections indicate continued strengthening, with median incomes forecast to reach $140,931 by 2028.
The neighborhood's 1987 construction year aligns with the area's average building vintage of 1969, suggesting potential value-add opportunities through strategic renovations and unit improvements. Home values averaging $471,006 with 50.3% five-year appreciation reinforce rental demand as elevated ownership costs keep households in the rental market longer than in more affordable submarkets.
Local amenities include grocery stores and restaurants that support tenant retention, though the area shows limited café and childcare density compared to more urban neighborhoods. The suburban setting appeals to families and working professionals seeking larger living spaces at competitive rental rates within the broader Los Angeles region.
The neighborhood demonstrates moderate safety metrics relative to the broader Los Angeles metro area, ranking in the middle tier among 1,441 neighborhoods for overall crime measures. Property crime rates show a favorable 15% year-over-year decline, indicating improving security conditions that support tenant retention and leasing stability.
Violent crime rates have decreased significantly by 44.7% over the past year, positioning the area above the 80th percentile nationally for crime reduction trends. These improving safety indicators contribute to the neighborhood's appeal for families and working professionals seeking stable residential environments in suburban Lancaster.
The Lancaster area benefits from proximity to major aerospace and corporate employers that provide workforce housing demand, with several Fortune 500 companies maintaining significant operations within commuting distance.
- Lockheed Martin Aeronautics Co. — defense & aerospace (6.1 miles)
- Waste Management - Palmdale — waste services (7.2 miles)
- Boston Scientific Neuromodulation — medical technology (25.7 miles)
- Amerisourcebergen — pharmaceutical distribution (25.8 miles)
- Charter Communications — telecommunications (32.7 miles)
This 27-unit Lancaster property offers investors exposure to a stabilizing suburban market with demonstrated rental demand fundamentals. The neighborhood's 92.3% occupancy rate and affordable rent-to-income ratios of 0.17 position the asset competitively within the broader Los Angeles region. Household income growth of 31.5% over five years, combined with projected population expansion of 6.8% through 2028, supports sustained tenant demand and potential for measured rent growth.
The property's 1987 vintage presents value-add opportunities through strategic capital improvements, while proximity to major aerospace employers like Lockheed Martin provides workforce housing demand stability. Multifamily property research indicates the area's improving safety metrics and moderate amenity base appeal to families and professionals seeking affordable suburban living within the Los Angeles metro.
- Stable 92.3% neighborhood occupancy with affordable rent ratios supporting tenant retention
- Strong household income growth of 31.5% over five years with continued expansion projected
- Value-add potential through renovations in established 1987-vintage property
- Proximity to major aerospace employers provides workforce housing demand anchor
- Risk consideration: Limited amenity density may impact tenant appeal compared to urban alternatives