| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 56th | Good |
| Amenities | 71st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 43120 30th St W, Lancaster, CA, 93536, US |
| Region / Metro | Lancaster |
| Year of Construction | 1986 |
| Units | 72 |
| Transaction Date | 2016-12-01 |
| Transaction Price | $7,000,000 |
| Buyer | WEST OAKS 72 APARTMENT HOMES LLC |
| Seller | WEST OAKS APARTMENTS LLC |
43120 30th St W, Lancaster Multifamily Investment
High neighborhood occupancy around 98% supports cash flow durability, according to WDSuite's CRE market data, with renter demand reinforced by an Inner Suburb location in the Los Angeles metro.
The property sits within an A--rated neighborhood that is competitive among Los Angeles-Long Beach-Glendale neighborhoods (364 out of 1,441), offering investors a balanced mix of stability and demand drivers. Grocery, park, and pharmacy access test in higher national percentiles, while cafes are thinner — a tradeoff typical of suburban corridors that favor convenience retail over niche storefronts.
Vintage matters: built in 1986 versus a neighborhood average construction year of 1989, this asset is slightly older than nearby stock, suggesting practical capital planning and selective value-add can sharpen its competitive set without needing a full repositioning.
Tenure patterns also support multifamily depth: roughly the mid-40% share of housing units are renter-occupied at the neighborhood level, indicating a meaningful tenant base that can underpin leasing and renewal velocity. Neighborhood occupancy is strong near 98%, a level that typically supports pricing power and limits downtime.
Within a 3-mile radius, demographics indicate population growth over the last five years alongside an increase in households, with forecasts calling for continued household gains and slightly smaller average household sizes by 2028 — an investor-relevant signal of a larger renter pool and steady absorption. Median incomes have risen, strengthening rent coverage, and the rent-to-income ratio near 0.23 suggests manageable affordability pressure that can aid lease retention. Elevated home values and a higher value-to-income ratio point to a high-cost ownership market that tends to sustain reliance on multifamily housing.
Schools in the area trail national norms (average ratings below the U.S. midpoint), which is a modest consideration for family-oriented renters. Overall, the local amenity mix — stronger in essentials than lifestyle niches — and above-median neighborhood standing in the metro frame a durable, needs-based demand profile supported by commercial real estate analysis and corroborated by WDSuite's market data.
Safety indicators for the neighborhood sit below both national and metro averages, with a rank of 1,080 out of 1,441 Los Angeles metro neighborhoods and national safety percentiles that are on the lower side. Recent trends are mixed: estimated violent offenses show a year-over-year decline, while estimated property offenses have increased over the same period. For investors, this suggests monitoring security measures and loss-prevention practices, balanced against improving signals in violent incident trends.
Proximity to a diversified employment base supports renter demand and commute convenience, led by aerospace, environmental services, medical technology, and branded manufacturing offices noted below.
- Lockheed Martin Aeronautics Co. — aerospace (5.45 miles)
- Waste Management - Palmdale — environmental services (7.11 miles)
- Boston Scientific Neuromodulation — medical technology (27.06 miles)
- Amerisourcebergen — pharmaceutical distribution (27.12 miles)
- Avery Dennison — materials & labeling (35.37 miles) — HQ
This 72-unit, 1986-vintage asset benefits from strong neighborhood occupancy near 98% and a renter-occupied housing base that supports steady leasing. According to CRE market data from WDSuite, occupancy performance sits above the metro median, while elevated home values in the neighborhood help sustain reliance on rentals — supportive of renewal rates and pricing discipline.
Within a 3-mile radius, recent population and household growth, with forecasts for further household expansion and slightly smaller household sizes, point to a larger tenant base over time. The rent-to-income ratio near 0.23 indicates manageable affordability pressure, which can aid retention, while the asset's slightly older vintage versus local averages suggests targeted value-add and systems upgrades could enhance competitiveness.
- High neighborhood occupancy supports cash flow stability versus metro peers
- Expanding 3-mile household base points to a deeper renter pool and steady absorption
- Elevated ownership costs in the area reinforce multifamily demand and renewal potential
- 1986 vintage offers practical value-add and capital planning opportunities
- Risks: below-average school ratings and mixed safety signals warrant tenant-profile and OPEX planning