| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Poor |
| Demographics | 15th | Poor |
| Amenities | 66th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 45110 17th St E, Lancaster, CA, 93535, US |
| Region / Metro | Lancaster |
| Year of Construction | 1990 |
| Units | 41 |
| Transaction Date | 2000-12-11 |
| Transaction Price | $1,700,000 |
| Buyer | MUNOZ BLANCA G |
| Seller | SIERRA VIEW PARTNERSHIP |
45110 17th St E Lancaster CA Multifamily Investment
Neighborhood occupancy is near 93% with a balanced renter base, suggesting steady leasing fundamentals for stabilized operations, according to WDSuite’s CRE market data.
Lancaster’s Inner Suburb setting offers everyday convenience that is competitive among Los Angeles–Long Beach–Glendale neighborhoods, with neighborhood amenities ranking stronger than the metro median. Cafes and pharmacies score in higher national percentiles, while grocery access is serviceable, supporting day‑to‑day livability and resident retention.
For investors, the renter-occupied share of housing units in the immediate neighborhood sits under half, indicating a diversified tenure mix that can provide depth to the tenant base without excessive concentration risk. Neighborhood occupancy trends are in the upper half nationally and have improved over the last five years, reinforcing the case for income stability through typical cycles.
Within a 3‑mile radius, population and household counts have expanded and are projected to continue rising through 2028, pointing to a larger tenant base over time. Median contract rents in the neighborhood have moved higher in recent years while remaining aligned with local incomes, a combination that supports lease retention and measured rent growth rather than volatile swings, based on CRE market data from WDSuite.
Ownership costs in the neighborhood are relatively high compared with incomes (elevated value‑to‑income ratios), which tends to sustain reliance on rental housing and can bolster pricing power for well‑positioned assets. Average school ratings trend below national norms and park access is limited, so properties may appeal more to value‑oriented renters prioritizing space and commute trade‑offs over school‑driven location criteria.
Safety indicators for the neighborhood track below national percentiles, placing the area in a lower tier compared with neighborhoods nationwide. Within the Los Angeles–Long Beach–Glendale metro, the crime rank is toward the weaker end of the distribution among 1,441 neighborhoods, signaling that active property management and security measures should be part of underwriting and operations.
Recent year‑over‑year estimates show property and violent offense rates have moved higher locally. Investors typically mitigate this with lighting, access controls, and tenant screening policies; monitor multi‑year trends and compare against submarket peers to calibrate risk and expense assumptions.
The employment base combines aerospace/defense, environmental services, medical devices, pharmaceutical distribution, and telecom—supporting workforce renter demand and commute convenience for residents at the property.
- Lockheed Martin Aeronautics Co. — aerospace & defense (6.5 miles)
- Waste Management - Palmdale — environmental services (9.8 miles)
- Boston Scientific Neuromodulation — medical devices (32.5 miles)
- Amerisourcebergen — pharmaceutical distribution (32.5 miles)
- Charter Communications — telecommunications (37.5 miles)
This 41‑unit asset benefits from neighborhood occupancy near 93% and a renter base that is meaningful but not saturated, supporting steady lease‑up and retention. Within a 3‑mile radius, population and households have expanded and are projected to keep growing, indicating a larger tenant pool that can underpin stabilized cash flows and moderate pricing power. According to CRE market data from WDSuite, neighborhood rents have climbed alongside incomes, suggesting manageable affordability pressure that supports renewal rates.
Built in 1990, the property may present value‑add through selective modernization (exteriors, unit interiors, and building systems) to enhance competitiveness versus older stock while keeping capital plans disciplined. Proximity to established employers in aerospace, distribution, and services provides a broad employment draw that can support occupancy through cycles, while underwriting should account for safety metrics and limited park/school ratings when targeting renter profiles.
- Neighborhood occupancy near 93% supports income stability versus peers.
- Expanding 3‑mile population and households point to a growing tenant base.
- Rent levels rising alongside incomes indicate manageable affordability pressure and renewal potential.
- 1990 vintage offers practical value‑add via targeted upgrades to improve competitiveness.
- Risks: below‑average safety metrics and weaker school ratings; incorporate security/marketing strategy and conservative expense assumptions.