| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Poor |
| Demographics | 54th | Good |
| Amenities | 53rd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 43408 Gadsden Ave, Lancaster, CA, 93534, US |
| Region / Metro | Lancaster |
| Year of Construction | 1988 |
| Units | 104 |
| Transaction Date | 2017-11-28 |
| Transaction Price | $50,000,000 |
| Buyer | AG CORDOVA PARK OWNER LP |
| Seller | BRE MG CORDOVA PARK LLC |
43408 Gadsden Ave Lancaster Multifamily Investment
Neighborhood fundamentals point to steady renter demand, with occupancy near the national mid-range and dining amenities outperforming similar areas; according to WDSuite’s CRE market data, neighborhood-level (not property-specific) rents sit above national medians.
This Inner Suburb pocket of Lancaster carries a B- neighborhood rating and sits roughly around the metro median for overall amenities, but it stands out for food and beverage access. Neighborhood cafe and restaurant density ranks in the higher national percentiles, while grocery and pharmacy access are solidly above national mid-range. By contrast, park and formal childcare options are thinner locally, which investors should factor into positioning and resident services.
Construction in the surrounding neighborhood skews early-1980s on average; the subject property’s 1988 vintage is somewhat newer, which can support competitive positioning against older stock while still warranting targeted modernization of systems and finishes as part of a value-add plan.
Neighborhood occupancy is near the national midpoint based on WDSuite data, indicating stable but competitive leasing conditions at the submarket level (these figures are for the neighborhood, not the property). Rents in the neighborhood trend above national medians, reflecting healthy demand, yet rent-to-income signals suggest some affordability pressure that calls for disciplined lease management and amenity-driven retention.
Within a 3-mile radius, demographics show population and household growth over the last five years, with forecasts pointing to continued renter pool expansion. The renter-occupied share at this radius is a slight majority, supporting depth of demand for multifamily while ownership remains attainable for part of the market. This mix can sustain occupancy while rewarding communities that differentiate on convenience and value.
Safety indicators for the neighborhood track below the national median, placing it in the lower half among the 1,441 Los Angeles metro neighborhoods. Nationally, the neighborhood sits in lower percentiles for both property and violent offenses, so prudent security design and resident engagement are relevant to underwriting.
Recent trends are mixed: WDSuite data shows a modest year-over-year improvement in property crime rates, while violent incidents ticked up over the same period. Conditions can vary within short distances, so investors typically focus on site-level measures, lighting, access control, and partnerships with local resources when planning operations.
Proximity to aerospace, waste services, medical technology, distribution, and telecom offices supports a diverse employment base and practical commute times for renters. The employers below represent nearby demand drivers that can aid leasing and retention.
- Lockheed Martin Aeronautics Co. — defense & aerospace (4.5 miles)
- Waste Management - Palmdale — environmental services (7.3 miles)
- Boston Scientific Neuromodulation — medical devices (29.3 miles)
- AmerisourceBergen — pharmaceutical distribution (29.3 miles)
- Charter Communications — telecommunications (34.6 miles)
Built in 1988 with 104 units averaging roughly 870 square feet, the property offers scale and layouts suited to workforce renters. Compared with the neighborhood’s early-1980s stock, the vintage is somewhat newer, supporting competitive positioning while leaving room for programmatic upgrades to interiors and building systems that can enhance renewal capture and rent trade-outs.
According to CRE market data from WDSuite, neighborhood occupancy trends near the national midpoint and rents sit above national medians, indicating demand depth but also competitive conditions. Within a 3-mile radius, recent and forecast gains in population and households point to a larger tenant base ahead, which can support occupancy stability. At the same time, signals of affordability pressure suggest careful rent setting, value-focused amenities, and disciplined expense control will be important to sustain performance.
- Newer-than-neighborhood-average 1988 vintage supports competitive positioning with targeted modernization upside
- Strong dining amenity density and diverse nearby employers aid leasing and retention
- 3-mile population and household growth expands the renter base, supporting occupancy stability
- Neighborhood rents above national medians provide revenue potential with prudent lease management
- Risks: safety metrics below national median and affordability pressure require thoughtful operations and resident services