| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Poor |
| Demographics | 12th | Poor |
| Amenities | 18th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 45235 7th St E, Lancaster, CA, 93535, US |
| Region / Metro | Lancaster |
| Year of Construction | 1987 |
| Units | 78 |
| Transaction Date | 2015-04-28 |
| Transaction Price | $6,000,000 |
| Buyer | Thrifty Property Management |
| Seller | Investment Concepts, Inc, Private Syndicator, George Albert, Cash Equivalent Price/sf |
45235 7th St E Lancaster Multifamily Investment
Neighborhood occupancy trends point to stable renter demand, according to WDSuite’s CRE market data, supporting consistent performance for a 1987-vintage, 78-unit asset in suburban Lancaster.
Lancaster’s suburban location offers everyday convenience with basic retail and grocery access nearby while lifestyle amenities are thinner than many Los Angeles metro neighborhoods. Grocery availability tracks around the national middle, but parks, cafes, and childcare are sparse locally, suggesting residents rely on broader Antelope Valley nodes for leisure and services.
Occupancy in the surrounding neighborhood is strong and sits in the top quartile nationally, signaling durable lease-up and renewal potential. Median rents in the area trend near the middle of national distributions, which, paired with a relatively modest rent-to-income profile, can support retention while limiting near-term pricing power.
Within a 3-mile radius, recent population growth and an increase in households indicate a larger tenant base and expanding demand for rental units over the next few years. Renter-occupied housing makes up roughly the mid-40% range within this radius, providing a meaningful base of multifamily demand for workforce-oriented product.
The property’s 1987 construction is slightly newer than the neighborhood’s average vintage, giving it a competitive edge versus older stock. Investors should still plan for targeted system updates and common-area refreshes to capture value-add upside and sustain positioning against both newer deliveries and attainable single-family options in this high-ownership market context.
Safety metrics for the neighborhood sit modestly above the national median, indicating comparatively better conditions than many U.S. neighborhoods. Recent year-over-year declines in both property and violent offenses, based on WDSuite’s CRE market data, point to improving trends rather than deterioration.
Relative to the Los Angeles-Long Beach-Glendale metro’s 1,441 neighborhoods, the area performs around the middle of the pack, a level that typically supports leasing stability for workforce housing without commanding a premium for perceived safety.
Proximity to major employers underpins a stable renter base, with aerospace, environmental services, medical device, pharmaceutical distribution, and manufacturing roles offering diverse employment within commutable distances.
- Lockheed Martin Aeronautics Co. — aerospace (6.6 miles)
- Waste Management - Palmdale — environmental services (9.7 miles)
- Boston Scientific Neuromodulation — medical devices (31.6 miles)
- AmerisourceBergen — pharmaceutical distribution (31.7 miles)
- Avery Dennison — manufacturing (38.6 miles) — HQ
This 78-unit, 1987-vintage asset offers steady cash flow characteristics supported by strong neighborhood occupancy and a sizable renter pool within a 3-mile radius. According to CRE market data from WDSuite, local occupancy trends are resilient versus national benchmarks, while rents track near the middle of national distributions—conditions that favor renewal stability and consistent absorption for well-managed, workforce housing.
Slightly newer-than-average vintage provides a competitive edge over older stock, with clear value-add pathways through targeted interior updates and common-area improvements. Employment access to aerospace and diversified regional employers supports demand, while relatively accessible ownership options in the area suggest disciplined lease management and amenity upgrades are important to drive retention and limit concessions.
- Occupancy in the top quartile nationally supports stable leasing and renewals
- 1987 construction offers competitive positioning with value-add upgrade potential
- Diverse nearby employment (aerospace, environmental services, medical devices) underpins renter demand
- Mid-market rents and manageable rent-to-income support retention and steady absorption
- Risk: lean amenity base and more accessible ownership options require strong asset management to sustain pricing