| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Poor |
| Demographics | 17th | Poor |
| Amenities | 59th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1105 E Avenue Q4, Palmdale, CA, 93550, US |
| Region / Metro | Palmdale |
| Year of Construction | 2007 |
| Units | 40 |
| Transaction Date | 2005-08-03 |
| Transaction Price | $282,000 |
| Buyer | PALMDALE HOUSING INVESTORS LP |
| Seller | WINCHESTER HARRY F |
1105 E Avenue Q4, Palmdale Multifamily Positioning
Neighborhood renter demand appears durable, supported by a high renter-occupied housing share and steady occupancy, according to WDSuite’s CRE market data from ongoing commercial real estate analysis.
Livability signals point to everyday convenience: the neighborhood rates above the metro median on overall amenities among 1,441 Los Angeles-Long Beach-Glendale neighborhoods, with strong access to groceries and parks and a solid restaurant base. Cafes and pharmacies are thinner locally, which can modestly affect walk-to services but does not typically alter multifamily fundamentals.
For investors, renter concentration is a key driver: the neighborhood shows a high share of renter-occupied housing units, indicating a deep tenant base that can support leasing velocity and renewals. Neighborhood occupancy trends sit around the national median and have improved over the past five years, suggesting stable absorption and manageable turnover risk.
Within a 3-mile radius, population has expanded in recent years and households are projected to increase further even as average household size trends lower. This shift points to a larger number of renting households over time, which can support occupancy stability and broaden the prospective tenant pool.
Ownership remains a high-cost option in this pocket of Los Angeles County relative to local incomes, which reinforces renter reliance on multifamily housing. That backdrop can aid lease retention and pricing power, though operators should calibrate rent-setting and renewal strategies to local income bands.
Safety indicators are mixed. Compared with other Los Angeles-Long Beach-Glendale neighborhoods (1,441 total), the area ranks below the metro average on crime, reflecting a comparatively higher incident environment. Nationally, the neighborhood sits below the median safety percentile.
Recent trend data provide some offsets: violent incidents have declined year over year, placing that improvement above many neighborhoods nationwide, while property incidents show a slight uptick. For investors, this translates to practical measures—lighting, access control, and resident engagement—to support retention and curb operating friction rather than a thesis-defining risk.
Proximity to aerospace, logistics, and healthcare-related employers supports a diverse renter base and commute convenience for workforce tenants featured below.
- Lockheed Martin Aeronautics Co. — aerospace (1.8 miles)
- Waste Management - Palmdale — environmental services (2.6 miles)
- AmerisourceBergen — pharmaceutical distribution (28.2 miles)
- Boston Scientific Neuromodulation — medical devices (28.5 miles)
- Avery Dennison — materials & packaging (30.6 miles) — HQ
Built in 2007, the property is newer than much of the surrounding stock, which can enhance competitive positioning versus older assets while still allowing room for targeted modernization to drive rent premiums. The 40-unit scale with larger average square footage supports family-oriented demand and potential retention benefits.
Based on CRE market data from WDSuite, the neighborhood’s high share of renter-occupied housing units, steady occupancy around national norms, and a 3-mile radius outlook calling for more households over the next several years point to sustained tenant depth. Ownership costs remain elevated relative to incomes locally, reinforcing reliance on rentals, though rent-to-income levels signal affordability pressure—making disciplined lease management and resident services important. Safety trends are improving on the violent side but mixed overall, warranting standard operational focus rather than altering the long-term thesis.
- 2007 vintage offers competitive positioning versus older neighborhood stock with selective value-add upside
- High renter-occupied share and stable neighborhood occupancy support a deep tenant base
- 3-mile household growth and smaller household sizes expand the renter pool and support leasing stability
- Elevated ownership costs underpin rental demand, enabling pricing power with prudent lease management
- Risks: affordability pressure and mixed safety metrics call for focused operations and amenity/security enhancements