| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Poor |
| Demographics | 54th | Good |
| Amenities | 53rd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 43540 Gadsden Ave, Lancaster, CA, 93534, US |
| Region / Metro | Lancaster |
| Year of Construction | 1987 |
| Units | 48 |
| Transaction Date | 2017-11-28 |
| Transaction Price | $50,000,000 |
| Buyer | AG CORDOVA PARK OWNER LP |
| Seller | BRE MG CORDOVA PARK LLC |
43540 Gadsden Ave Lancaster Multifamily Investment
This 48-unit property benefits from strong renter demand in an inner suburb neighborhood where nearly 90% of housing units are renter-occupied, according to CRE market data from WDSuite.
This inner suburb neighborhood ranks in the top quartile nationally among 1,491 metro neighborhoods for renter concentration, with 89.7% of housing units occupied by renters. The property was constructed in 1987, positioning it within the neighborhood's average construction vintage of 1981, which presents value-add renovation opportunities for investors seeking to enhance unit appeal and rental rates.
Demographic data aggregated within a 3-mile radius shows a growing population base of approximately 87,500 residents, with household counts increasing 7.8% over the past five years. Projections indicate continued household growth of 26.2% through 2028, expanding the renter pool and supporting occupancy stability. The area maintains above-average household sizes at 3.0 persons per unit, indicating family-oriented rental demand.
Current neighborhood-level occupancy stands at 90.7%, though this represents below-metro performance. Median contract rents of $1,526 rank in the 79th percentile nationally, while rent-to-income ratios suggest affordability pressures that require careful lease management considerations. The neighborhood offers moderate amenity density with restaurant and cafe access ranking in the 86th percentile nationally, supporting tenant retention through local convenience.
Income dynamics show median household earnings of $62,520 with 40.8% growth over five years, though this remains below metro averages. Forecasted median income growth to $102,979 by 2028 suggests improving tenant payment capacity, while projected rent increases to $2,158 indicate potential for rental rate appreciation aligned with income growth.
Crime metrics place this neighborhood in the lower quartile among Los Angeles metro neighborhoods, with property offense rates of 1,479 per 100,000 residents ranking 1,232nd out of 1,441 neighborhoods. However, property crime has declined 3.1% year-over-year, indicating improving trends that may support tenant retention and property values over time.
Violent crime rates of 331 per 100,000 residents rank in the 14th percentile nationally, though recent increases of 19.1% warrant monitoring. Investors should consider security enhancements and tenant screening protocols as part of overall property management strategy in this evolving safety environment.
The Lancaster area benefits from proximity to major aerospace and corporate employers that support workforce housing demand, with several Fortune 500 companies within commuting distance.
- Lockheed Martin Aeronautics Co. — defense & aerospace (4.7 miles)
- Waste Management - Palmdale — waste services (7.4 miles)
- Boston Scientific Neuromodulation — medical devices (29.3 miles)
- Amerisourcebergen — pharmaceutical distribution (29.3 miles)
- Charter Communications — telecommunications (34.7 miles)
This 48-unit property built in 1987 offers value-add potential in a high-renter concentration neighborhood where nearly 90% of housing units are occupied by renters. The vintage aligns with neighborhood averages, presenting renovation opportunities to capture above-market rents as the area benefits from projected household growth of 26.2% through 2028. Commercial real estate analysis indicates strong demographic tailwinds with median household income forecasted to increase 54.2% to $102,979, supporting rental rate growth potential.
Current neighborhood occupancy of 90.7% provides a foundation for stable cash flow, while proximity to major employers including Lockheed Martin Aeronautics supports workforce housing demand. The property's average unit size of 866 square feet caters to family-oriented renters in a market where household sizes average 3.0 persons, indicating sustained demand for larger units.
- Strong renter market with 89.7% of neighborhood units occupied by renters
- Value-add opportunity with 1987 construction vintage allowing for unit improvements
- Growing household base with 26.2% projected increase through 2028
- Proximity to aerospace employment anchors including Lockheed Martin
- Risk consideration: Below-metro occupancy performance and crime metrics require active management