| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Poor |
| Demographics | 19th | Poor |
| Amenities | 28th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1020 E Avenue R, Palmdale, CA, 93550, US |
| Region / Metro | Palmdale |
| Year of Construction | 1982 |
| Units | 80 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1020 E Avenue R Palmdale Multifamily Investment
1982 vintage, 80-unit asset positioned for durable renter demand supported by a majority renter-occupied housing mix within a 3-mile radius, according to WDSuite’s CRE market data.
Located in Palmdale’s inner-suburban fabric of Los Angeles County, the property benefits from strong neighborhood necessities yet limited lifestyle retail. Grocery access tracks in a higher national percentile, while cafes and restaurants are sparse, indicating a serviceable but convenience-first setting for workforce renters.
The asset’s 1982 construction is relatively newer than the neighborhood’s average 1974 vintage, offering competitive positioning versus older stock while leaving room for targeted modernization and systems planning. Neighborhood occupancy is near the national median, suggesting generally steady leasing conditions without overheated competitive pressure.
Tenure dynamics are mixed: the neighborhood shows a renter-occupied housing share of 33.5% (lower renter concentration), but aggregated statistics within a 3-mile radius indicate a majority renter presence. For investors, this supports a broader tenant base beyond the immediate blocks and can aid leasing depth and retention.
Demographic trends within a 3-mile radius show recent population and household growth, with projections calling for a modest population dip alongside a notable increase in households and smaller average household size. This pattern often expands the renter pool and can support occupancy stability, though it may shift unit mix preferences toward space-efficient floor plans.
Ownership costs in the neighborhood are elevated relative to income (high national percentile for value-to-income). In practice, that reinforces renter reliance on multifamily housing and can support pricing power, but the area’s rent-to-income profile signals some affordability pressure—an important consideration for lease management and renewal strategies.
Safety indicators are mixed when benchmarked against the Los Angeles-Long Beach-Glendale metro and national norms. The neighborhood’s crime rank sits in the lower tier among 1,441 metro neighborhoods, and nationally it tracks below the median, indicating higher relative incident levels versus many peer areas.
Recent trends show a decline in property offenses year over year alongside an increase in violent offenses. For investors, the takeaway is to underwrite appropriate security measures and on-site management practices, and to evaluate how safety trends may influence marketing, insurance, and operating expenses over the hold period.
Nearby employers span waste services, aerospace, healthcare distribution, and major corporate offices, supporting a broad commuter base that underpins renter demand and retention.
- Waste Management - Palmdale — waste services (2.2 miles)
- Lockheed Martin Aeronautics Co. — aerospace (2.6 miles)
- AmerisourceBergen — pharmaceutical distribution (27.8 miles)
- Avery Dennison — materials & labeling (29.8 miles) — HQ
- Disney — entertainment (31.1 miles) — HQ
This 80-unit, 1982 vintage community offers relative competitiveness versus older neighborhood stock and exposure to a broad workforce tenant base. Neighborhood occupancy tracks near the national median, and rents have trended upward over the past five years, according to CRE market data from WDSuite. Within a 3-mile radius, the majority renter-occupied housing mix and growing household counts suggest depth for leasing and potential resilience in renewals, while elevated ownership costs further support reliance on rental housing.
Key considerations include pragmatic capital planning for a 1980s asset (systems and modernization), measured underwriting for affordability pressure in the rent-to-income profile, and operating discipline given below-median safety benchmarking. Amenities lean practical over lifestyle, so marketing should emphasize value, access to employment, and functional unit layouts.
- 1982 vintage positions competitively versus older neighborhood stock with value-add modernization potential.
- Majority renter presence within 3 miles and expanding household counts support a larger tenant base and leasing depth.
- Elevated ownership costs reinforce renter reliance on multifamily, aiding pricing power and retention strategy.
- Proximity to major employers underpins workforce demand and commute convenience.
- Risks: affordability pressure, below-median safety metrics, and limited lifestyle amenities require disciplined operations.