| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 37th | Fair |
| Amenities | 54th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 44110 25th St W, Lancaster, CA, 93536, US |
| Region / Metro | Lancaster |
| Year of Construction | 1985 |
| Units | 22 |
| Transaction Date | 2017-09-13 |
| Transaction Price | $2,495,000 |
| Buyer | GROUP XILL PROPERTIES LP |
| Seller | LAWRENCE DAVID A |
44110 25th St W Lancaster Multifamily Investment
Neighborhood occupancy is strong relative to metro and supports income stability, according to WDSuite’s CRE market data. Elevated ownership costs in the area further reinforce steady renter demand for well-positioned assets.
Located in Lancaster’s inner-suburban fabric of Los Angeles County, the property benefits from a neighborhood with high occupancy and solid renter demand drivers. Neighborhood occupancy sits in the top quartile nationally and is competitive among 1,441 Los Angeles-Long Beach-Glendale neighborhoods, according to WDSuite’s CRE market data. Median contract rents at the neighborhood level have risen over the past five years, signaling durable pricing power when paired with steady absorption.
Ownership costs are relatively high versus incomes (above the national median), and neighborhood home values rank in the upper national percentiles. For investors, this high-cost ownership market can sustain reliance on multifamily housing and support lease retention, particularly for workforce renters.
Renter-occupied share at the neighborhood level is closer to one-third of housing units, indicating a more owner-leaning pocket; however, demographics aggregated within a 3-mile radius show a roughly even renter/owner split, broadening the local tenant base. Population and household counts within that 3-mile area have grown in recent years and are projected to expand further, pointing to a larger pool of prospective renters and support for occupancy stability.
Local convenience is mixed: restaurant density scores well above national norms, while parks and cafes are comparatively sparse. Average school ratings in the neighborhood test below national medians, which may matter for family-oriented leasing, but proximity to major employment hubs can offset this for workforce households.
Built in 1985, the asset is newer than the neighborhood’s average vintage (1977). The relative recency can offer competitive positioning versus older stock, though investors should plan for modernization of aging systems and potential value-add upgrades to meet current renter preferences.
Safety trends should be evaluated with appropriate context. The neighborhood’s crime profile is below national medians, and relative to the Los Angeles-Long Beach-Glendale metro it tracks below the metro median (ranked in the lower half among 1,441 metro neighborhoods). While property and violent offense rates sit in lower national percentiles, recent data show year-over-year improvement in violent incidents, suggesting momentum in the right direction. Investors should align security measures and insurance assumptions with these comparative patterns rather than block-level anecdotes.
Proximity to anchor employers supports workforce housing demand and commute convenience, notably in aerospace/defense, environmental services, medical devices, pharmaceutical distribution, and telecommunications that appear nearby.
- Lockheed Martin Aeronautics Co. — aeronautics & defense (6.1 miles)
- Waste Management - Palmdale — environmental services (8.2 miles)
- Boston Scientific Neuromodulation — medical devices (28.1 miles)
- Amerisourcebergen — pharmaceutical distribution (28.2 miles)
- Charter Communications — telecommunications (34.8 miles)
This 22-unit, 1985-vintage property aligns with stable neighborhood fundamentals: high occupancy, sustained renter demand supported by elevated ownership costs, and access to major employment nodes. Based on CRE market data from WDSuite, the neighborhood posts top-quartile occupancy nationally and competitive performance within the Los Angeles-Long Beach-Glendale metro, while restaurant density outperforms national norms, aiding day-to-day livability for residents.
Within a 3-mile radius, growing population and household counts expand the potential renter pool, supporting leasing durability. Being newer than the neighborhood’s average vintage, the asset can compete well against older stock; targeted capital plans to refresh interiors and systems may unlock incremental rent and retention, particularly as local incomes and rents trend upward.
- High neighborhood occupancy and competitive standing within the metro support income stability.
- Elevated ownership costs reinforce reliance on rentals, aiding pricing power and lease retention.
- 3-mile population and household growth broadens the tenant base and supports leasing.
- 1985 vintage offers competitive positioning versus older stock, with value-add potential via modernization.
- Risks: below-median school ratings and safety metrics necessitate prudent underwriting and asset management.