| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Poor |
| Demographics | 33rd | Poor |
| Amenities | 95th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 44918 Fern Ave, Lancaster, CA, 93534, US |
| Region / Metro | Lancaster |
| Year of Construction | 1981 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
44918 Fern Ave Lancaster 32-Unit Workforce Multifamily
Renter demand is supported by a high renter-occupied share in the surrounding neighborhood and strong amenity access, according to WDSuite’s CRE market data. The asset offers durable occupancy dynamics at the neighborhood level with room for value-add execution.
Lancaster’s inner-suburb setting offers day-to-day convenience that underpins renter retention. Neighborhood amenities rank 55th among 1,441 Los Angeles metro neighborhoods and are in the top quartile nationally, with dense food, grocery, parks, pharmacies, and childcare options supporting daily living and leasing velocity.
At the neighborhood level (not the property), occupancy runs in the low 90s and has been broadly stable in recent years, indicating steady absorption and manageable turnover. The area shows a very high share of renter-occupied housing units (about mid-80s), signaling a deep tenant base for multifamily operators rather than owner-driven dynamics.
Within a 3-mile radius, demographic data show population and household growth over the last five years, with forecasts indicating further increases in households and incomes by 2028. This expansion suggests a larger tenant base and supports occupancy stability and potential rent growth as more renters enter the market.
Home values in the neighborhood are elevated relative to local incomes, which tends to reinforce reliance on rental housing and can aid pricing power. At the same time, rent-to-income metrics point to affordability pressure for some renter cohorts; operators should emphasize lease management, renewals, and unit quality to support retention.
The property’s 1981 vintage is newer than the neighborhood’s older average housing stock. For investors, this can reduce immediate capital intensity relative to pre-1960 assets while still leaving room for targeted modernization to enhance yield.
Safety conditions should be evaluated with care. Compared with many Los Angeles metro neighborhoods, this area ranks toward the higher-crime end (violent and property offense ranks are in the lower tier relative to 1,441 neighborhoods). Nationally, the neighborhood sits in a lower safety percentile, indicating below-average comparative safety.
Recent trend data show year-over-year declines in both violent and property offense rates, which is a constructive directional signal. Investors typically account for this by prioritizing visibility, lighting, access controls, and resident engagement, and by aligning underwriting with neighborhood-level comparables rather than block-level assumptions.
Proximity to major employers supports workforce housing demand and commute convenience for residents, including Lockheed Martin Aeronautics Co., Waste Management, Boston Scientific Neuromodulation, AmerisourceBergen, and Avery Dennison.
- Lockheed Martin Aeronautics Co. — aerospace (6.3 miles)
- Waste Management - Palmdale — environmental services (9.1 miles)
- Boston Scientific Neuromodulation — medical devices (30.1 miles)
- AmerisourceBergen — pharmaceutical distribution (30.2 miles)
- Avery Dennison — materials manufacturing (37.9 miles) — HQ
44918 Fern Ave is a 32-unit asset positioned in a renter-heavy neighborhood with strong daily-life amenities and stable neighborhood occupancy. Built in 1981, it is newer than much of the local housing stock, suggesting lower near-term capital intensity than pre-war assets while maintaining value-add potential through unit and systems upgrades. According to commercial real estate analysis from WDSuite, elevated ownership costs in the area help sustain multifamily demand, though operators should monitor rent-to-income pressure in renewal strategies.
Within a 3-mile radius, recent population and household growth, with further increases forecast, point to a larger tenant base over the medium term. Nearby employment nodes, led by aerospace and healthcare-adjacent firms, provide a consistent draw for workforce renters and can aid leasing stability.
- Renter-heavy neighborhood and steady neighborhood occupancy support demand durability.
- 1981 vintage offers value-add potential with relatively moderate near-term capital needs.
- Strong amenity access and major employers nearby underpin retention and leasing.
- Growth in 3-mile population and households expands the tenant base over time.
- Risks: below-average safety metrics and affordability pressure warrant conservative underwriting and active lease management.