| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Poor |
| Demographics | 27th | Poor |
| Amenities | 34th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 43522 Kirkland Ave, Lancaster, CA, 93535, US |
| Region / Metro | Lancaster |
| Year of Construction | 1985 |
| Units | 75 |
| Transaction Date | 2018-01-29 |
| Transaction Price | $16,424,500 |
| Buyer | AG SIENNA HEIGHTS OWNER LP |
| Seller | BRE MG SIENNA HEIGHTS LLC |
43522 Kirkland Ave Lancaster Multifamily Investment
Neighborhood occupancy is tight and trending steady, suggesting resilient renter demand in Lancaster’s inner-suburban pocket, according to WDSuite’s CRE market data. Investors should view this location as a cash flow–oriented play supported by stable leasing conditions at the neighborhood level.
Positioned in Lancaster within the Los Angeles–Long Beach–Glendale metro, the neighborhood profiles as an Inner Suburb with steady renter demand and everyday connectivity. Neighborhood occupancy stands at 98.5% (ranked 177 out of 1,441 metro neighborhoods), indicating a tight leasing backdrop that is top quartile nationally and competitive within the metro. This refers to the neighborhood, not the property.
Renter concentration is moderate, with 40.4% of housing units renter-occupied at the neighborhood level. That balance supports depth for multifamily demand while also helping retention as households cycle through life stages. Within a 3-mile radius, demographics show population and household growth over the last five years with additional gains projected, indicating a larger tenant base and supporting occupancy stability for well-managed assets.
Local amenities are serviceable but not dense: grocery access tracks above national averages, while cafes, parks, and pharmacies are thinner nearby. For investors, this points to a resident base that prioritizes value, space, and commute patterns over walkable retail—an important consideration for unit mix and amenity strategy. Median home values sit in the higher national percentiles and the value-to-income ratio is elevated, a high-cost ownership context that tends to reinforce reliance on multifamily housing and can support pricing power. Rent-to-income levels remain manageable for the area, which helps with lease management and renewal strategies.
Based on WDSuite’s multifamily property research, neighborhood housing stock trends near the metro average by vintage, and recent lease performance aligns with stable suburban fundamentals. Forward-looking demographic projections within a 3-mile radius point to additional households entering the market by 2028, which should expand the renter pool and aid leasing consistency.
Safety indicators are mixed and should be underwritten thoughtfully. The neighborhood’s crime ranking is 1,129 out of 1,441 metro neighborhoods, placing it below the metro average and in lower national percentiles for safety. However, recent year-over-year trends show declines in both property and violent offense rates, suggesting gradual improvement relative to prior periods.
For investors, the takeaway is to incorporate prudent security measures and operating practices, benchmark premiums carefully, and weigh the improving trajectory against current comparative standing within the metro and nationally.
Proximity to major employers anchors demand for workforce housing and supports retention. Nearby employment centers include aerospace and defense, waste services, pharmaceutical distribution, medical devices, and telecommunications—convenient commutes that can stabilize leasing.
- Lockheed Martin Aeronautics Co. — aerospace & defense (4.4 miles)
- Waste Management - Palmdale — waste services (7.4 miles)
- AmerisourceBergen — pharmaceutical distribution (30.1 miles)
- Boston Scientific Neuromodulation — medical devices (30.2 miles)
- Charter Communications — telecommunications (35.0 miles)
This 75-unit Lancaster asset offers scale with larger average floor plans, aligning with a family-oriented renter base and the Inner Suburb profile. At the neighborhood level, occupancy is high and has trended positively, supporting cash flow durability. Within a 3-mile radius, recent and projected growth in population and households point to a larger tenant base and support for renewal velocity and lease-up stability.
Elevated home values and a higher value-to-income landscape in the neighborhood reinforce reliance on rental housing, while rent-to-income dynamics suggest manageable affordability pressure for prudent operators. According to commercial real estate analysis from WDSuite, these factors, combined with proximity to major employers, support steady demand, with the main underwrite items being security posture and amenity programming rather than core demand risk.
- Tight neighborhood occupancy and suburban demand profile support stable cash flow
- Larger average unit sizes align with family-oriented households in the 3-mile trade area
- Elevated ownership costs sustain renter reliance, aiding pricing power and renewals
- Access to nearby aerospace and diversified employers supports tenant retention
- Risks: comparatively weaker safety metrics and thinner walkable amenities require operational focus