| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Poor |
| Demographics | 34th | Poor |
| Amenities | 61st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 44221 Kingtree Ave, Lancaster, CA, 93534, US |
| Region / Metro | Lancaster |
| Year of Construction | 1972 |
| Units | 85 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
44221 Kingtree Ave Lancaster Multifamily Investment Potential
Neighborhood occupancy remains resilient and renter demand is deep, according to WDSuite’s CRE market data, supporting stable performance for well-managed assets in this Lancaster inner-suburb location. Focus on operational execution and selective upgrades to capture stickier tenancy while monitoring submarket safety trends.
This inner-suburb pocket of Lancaster offers a practical base for workforce renters, with grocery and pharmacy access testing well relative to peers and a solid restaurant presence. Neighborhood occupancy is strong and, based on rank 430 out of 1,441 metro neighborhoods (top quartile nationally), indicates relatively steady leasing conditions rather than lease-up volatility.
Renter concentration is very high at the neighborhood level (rank 84 of 1,441; 99th percentile nationally), signaling a large base of renter-occupied housing units and consistent multifamily demand depth. Median contract rents in the neighborhood sit in the upper-third nationally (73rd percentile), while the rent-to-income ratio trends on the lower side (11th percentile), a combination that can support retention and measured pricing power for value-oriented properties.
The property’s 1972 vintage is slightly older than the neighborhood’s average construction year (1976). For investors, that points to capital planning for systems and common-area modernization, with potential value-add upside where renovations can position the asset competitively against both legacy and newer stock.
Within a 3-mile radius, demographics show population growth in recent years with additional household expansion projected through 2028, which can translate to a larger tenant base and support occupancy stability. Home values in the neighborhood test above the national median contextually (63rd percentile) and value-to-income is elevated (79th percentile), a high-cost ownership backdrop that tends to reinforce reliance on rental housing rather than rapid move-outs to ownership. Amenities skew toward everyday convenience (restaurants, groceries, pharmacies), though parks and cafes are underrepresented, which may influence positioning toward pragmatic, value-focused renters rather than lifestyle-driven demand.
Safety metrics are a consideration in underwriting. The neighborhood’s crime standing is weaker relative to the metro, with a rank near the lower tier (1,289 out of 1,441 Los Angeles–area neighborhoods), placing it below the national median for safety. This suggests investors should emphasize property-level security, lighting, and community engagement to support resident retention.
Recent estimates also indicate property and violent offense rates track below national safety percentiles, with some year-over-year uptick. While conditions vary by block and over time, comparative positioning versus the region and nation warrants prudent operating practices and ongoing monitoring rather than assuming metro-wide improvements will lift the area near term.
Nearby employers anchor a diverse workforce, supporting renter demand through commutable access to aerospace, environmental services, medical devices, pharmaceutical distribution, and telecommunications roles.
- Lockheed Martin Aeronautics Co. — aerospace (5.7 miles)
- Waste Management - Palmdale — environmental services (8.2 miles)
- Boston Scientific Neuromodulation — medical devices (29.3 miles)
- Amerisourcebergen — pharmaceutical distribution (29.4 miles)
- Charter Communications — telecommunications (35.4 miles)
The asset’s 1972 vintage creates a clear value-add path: targeted interior upgrades and system updates can enhance competitiveness in a neighborhood where occupancy is strong and renter concentration is high. Based on CRE market data from WDSuite, neighborhood occupancy trends rank in the top quartile nationally, and median rents sit in the upper tier versus U.S. neighborhoods, supporting stable collections and measured rent growth tied to renovation scope.
Within a 3-mile radius, population and household growth are expanding the renter pool, while elevated ownership costs in the neighborhood context reinforce the role of multifamily as a more accessible option. Positioning should emphasize durable, workforce-oriented demand drivers and prudent operations, while acknowledging safety metrics and amenity gaps that may require enhanced onsite management and community programming.
- Strong neighborhood occupancy and high renter-occupied share support demand depth and leasing stability.
- 1972 vintage offers value-add potential through targeted renovations and system modernization.
- 3-mile population and household growth expand the tenant base and support retention.
- Elevated ownership costs relative to incomes sustain reliance on rentals, aiding pricing power for well-managed assets.
- Risks: below-average safety metrics and limited park/cafe amenities require enhanced security and resident engagement.