| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 56th | Good |
| Amenities | 71st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 43255 20th St W, Lancaster, CA, 93534, US |
| Region / Metro | Lancaster |
| Year of Construction | 1984 |
| Units | 33 |
| Transaction Date | 2021-12-10 |
| Transaction Price | $10,500,000 |
| Buyer | PARK PLACE REI LLC |
| Seller | SM PROPERTIES |
43255 20th St W Lancaster Multifamily Investment
Neighborhood occupancy is strong versus the Los Angeles metro, supporting stable renter demand and lease retention, according to WDSuite’s CRE market data. Elevated local home values relative to incomes further sustain reliance on multifamily rentals.
Positioned in Lancaster’s Inner Suburb, the neighborhood carries an A- rating and ranks 364 out of 1,441 Los Angeles–Long Beach–Glendale neighborhoods, indicating it is competitive among Los Angeles–Long Beach–Glendale neighborhoods. For investors, this translates to established renter demand with fundamentals that compare favorably to the broader metro.
Operationally, neighborhood occupancy is in the upper tier nationally, which supports income stability and lowers downtime risk during turns. Median asking rents are positioned above many U.S. neighborhoods, while the neighborhood’s rent-to-income profile suggests manageable affordability pressure that can aid renewal rates. Owner-occupied costs are comparatively high for the area, a backdrop that tends to reinforce rental demand and pricing power for well-managed assets.
Everyday convenience is a relative strength: grocery, pharmacy, and park access sit well above national norms, even if café density is limited. Average school ratings trail national averages, which may be a consideration for family-oriented leasing strategies; still, commuting access to regional employers and services underpins workforce demand.
Within a 3-mile radius, demographics show recent population and household growth with further increases projected through 2028, pointing to a larger tenant base over time. The share of housing units that are renter-occupied is around half, indicating a deep pool of prospective renters and demand support for multifamily assets across unit types.
Safety indicators for the neighborhood trail both metro and national norms, with the area ranking 1,080 out of 1,441 Los Angeles–Long Beach–Glendale neighborhoods. Nationally benchmarked estimates place the neighborhood below the median for safety; however, recent data show year-over-year improvement in violent offense rates, suggesting a moderating trend to monitor.
Investors should underwrite with prudent assumptions for security, lighting, and resident experience programming, and track ongoing local trends rather than block-level conditions. Stabilized operations can still perform if pricing and tenant mix align with the submarket’s demand profile.
Proximity to major employment nodes supports workforce housing demand, led by aerospace, waste services, medical technology, pharmaceutical distribution, and telecommunications employers within commuting range.
- Lockheed Martin Aeronautics Co. — aerospace (5.0 miles)
- Waste Management - Palmdale — waste services (7.1 miles)
- Boston Scientific Neuromodulation — medical technology (27.9 miles)
- AmerisourceBergen — pharmaceutical distribution (28.0 miles)
- Charter Communications — telecommunications (33.9 miles)
This 33‑unit asset, built in 1984, competes in a neighborhood with high occupancy and solid renter depth, supporting income durability. The vintage is modestly older than the local average, creating a clear value‑add path through targeted interior updates and systems modernization to enhance leasing velocity and rent positioning versus nearby 1980s–1990s stock. According to CRE market data from WDSuite, the neighborhood’s occupancy outperforms most U.S. areas, a constructive backdrop for stabilizing cash flows.
Local ownership costs are elevated, which tends to sustain reliance on rentals, while the 3‑mile area shows recent and projected household growth that can expand the renter pool. Everyday retail access is strong relative to national norms, and proximity to regional employers supports consistent leasing, though investors should account for below‑average school ratings and monitor neighborhood safety trends when planning resident experience and retention strategies.
- High neighborhood occupancy supports stable collections and lower turn downtime
- 1984 vintage offers value‑add and capex-driven upside versus newer comparables
- Elevated ownership costs help reinforce multifamily demand and pricing power
- 3‑mile household growth and employer proximity expand the tenant base
- Risks: below-average school ratings and safety metrics warrant active management