| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Poor |
| Demographics | 50th | Fair |
| Amenities | 53rd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4840 W Avenue L8, Lancaster, CA, 93536, US |
| Region / Metro | Lancaster |
| Year of Construction | 1985 |
| Units | 34 |
| Transaction Date | 2025-10-30 |
| Transaction Price | $5,100,000 |
| Buyer | GROUP XIII PROPERTIES LP |
| Seller | TRADEWINDS PROPERTY GROUP LLC |
4840 W Avenue L8 Lancaster Multifamily Opportunity
Neighborhood occupancy near 92% points to steady renter demand and manageable turnover, based on CRE market data from WDSuite.
Situated in a suburban pocket of Lancaster within the Los Angeles metro, the property benefits from household incomes that trend above many nearby areas and a rent-to-income profile that supports retention. The neighborhood’s median rent sits below typical income levels (rent-to-income around 0.17), which can translate into lower affordability pressure and more consistent lease performance for multifamily operators, according to WDSuite’s CRE market data.
Local livability skews residential with limited on-the-doorstep retail density, but essential services are within reach. Neighborhood data indicate strong national placement for restaurants and pharmacy access (both in higher national percentiles), while parks, cafes, and childcare are thinner. This mix supports day-to-day needs yet suggests a more car-oriented lifestyle compared with core Los Angeles submarkets.
The area’s renter-occupied share is in the mid-20s percent, signaling a predominantly owner-occupied landscape. For investors, that typically means a somewhat narrower renter pool but potential for stable tenancy and less competitive leasing pressure from a heavy concentration of rentals. Neighborhood occupancy sits around the metro middle, which aligns with steady but not overheated leasing dynamics rather than rapid lease-up conditions.
Within a 3-mile radius, population and households have expanded over the last five years, and forecasts indicate further household growth through 2028. Rising median incomes in the 3-mile radius reinforce the depth of the tenant base and can support rent levels without overextending residents. For context, the average neighborhood construction year skews older (late 1960s), while this property’s 1985 vintage is newer than the local average—often a modest competitive edge versus older stock, though investors should still plan for system updates or light modernization as appropriate.
Safety indicators for the neighborhood are mixed but improving in several categories. Compared with neighborhoods nationwide, the area sits modestly above the national midpoint for overall safety, with recent data showing a notable decline in violent-offense rates over the last year. Property-offense rates remain closer to national mid-range but have also trended downward.
Within the Los Angeles metro context (1,441 neighborhoods), the neighborhood’s crime rank places it around the metro middle rather than a top-tier safety position. For investors, this typically points to standard operating vigilance—good lighting, access control, and resident engagement—rather than extraordinary mitigation measures, while recognizing the positive momentum in year-over-year violent-offense reductions.
Proximity to major employment nodes supports workforce housing demand and commute convenience, particularly tied to aerospace, environmental services, medical devices, pharmaceutical distribution, and telecommunications. The following nearby employers anchor the area’s renter base.
- Lockheed Martin Aeronautics Co. — aerospace & defense (6.5 miles)
- Waste Management - Palmdale — environmental services (7.1 miles)
- Boston Scientific Neuromodulation — medical devices (24.9 miles)
- Amerisourcebergen — pharmaceutical distribution (24.9 miles)
- Charter Communications — telecommunications (32.1 miles)
This 34-unit, 1985-vintage asset sits in a predominantly owner-occupied Lancaster neighborhood with neighborhood occupancy near the metro middle and a rent-to-income profile around 0.17. That combination points to steady leasing and manageable affordability pressure, while newer-than-average vintage versus the local 1960s stock can offer a competitive edge with targeted upgrades. According to WDSuite’s commercial real estate analysis, nearby household and income growth within a 3-mile radius expands the tenant base and supports long-term demand.
Employment access is underpinned by regional anchors in aerospace and diversified services, and essential retail is accessible even if amenities are less dense than core LA locations. Key considerations include a thinner renter concentration locally and mixed-but-improving safety indicators, which call for standard property management controls and disciplined lease strategies.
- Rent-to-income near 0.17 supports pricing power and retention potential
- 1985 construction offers relative competitiveness versus older neighborhood stock with value-add upside
- Expanding 3-mile household and income base strengthens long-term renter demand
- Proximity to aerospace and services employment supports steady leasing
- Risks: lower renter concentration, moderate amenity density, and mid-range safety require active management