| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 15th | Poor |
| Amenities | 11th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 250 E Avenue R, Palmdale, CA, 93550, US |
| Region / Metro | Palmdale |
| Year of Construction | 1989 |
| Units | 81 |
| Transaction Date | 1994-01-25 |
| Transaction Price | $2,125,000 |
| Buyer | THE CAPE APARTMENTS INC |
| Seller | PROPERTY ASSET MANAGEMENT INC |
250 E Avenue R, Palmdale Multifamily Investment
Neighborhood occupancy is exceptionally tight, suggesting durable renter demand and stable leasing conditions in this Inner Suburb of Los Angeles, according to WDSuite’s CRE market data.
The property sits in an Inner Suburb of the Los Angeles metro with tight neighborhood occupancy that ranks at the very top of 1,441 metro neighborhoods, indicating strong absorption and minimal availability. Renter-occupied housing concentration is high (above most neighborhoods nationwide), supporting a deeper tenant base for multifamily operators and consistent leasing velocity.
Livability signals are mixed. Amenities are limited locally (amenities score sits well below national norms), though restaurants are present at levels above many neighborhoods nationwide. Average school ratings in the neighborhood track in the lower national percentiles, which may require positioning toward value- and convenience-seeking households rather than top-school seekers.
Demographics aggregated within a 3-mile radius show recent growth in households with a trend toward smaller household sizes over the next five years, implying more household formations and a larger pool of renters even as population growth may moderate. Median contract rents and elevated ownership costs in the neighborhood context point to a high-cost ownership market, which tends to sustain multifamily demand and support occupancy stability.
The asset’s 1989 vintage is newer than the neighborhood’s older housing stock. That positioning can enhance competitiveness versus mid‑century properties while still leaving room for targeted modernization and common-area upgrades to capture rent premiums and manage long‑term capital planning.
Safety metrics for the neighborhood are mixed relative to national benchmarks and fall below the metro median among 1,441 Los Angeles neighborhoods. Nationally, the neighborhood sits below average for safety, but recent trends indicate a decrease in estimated violent offenses year over year, while property offenses have risen. For investors, this suggests paying attention to on-site security protocols and lighting, along with resident screening and partnerships with local services to support retention.
Proximity to industrial, aerospace, healthcare distribution, and telecommunications employers supports a stable working‑class renter base and commute convenience for residents. Featured nearby employers include Waste Management, Lockheed Martin, AmerisourceBergen, Boston Scientific, and Charter Communications.
- Waste Management - Palmdale — waste & environmental services (1.4 miles)
- Lockheed Martin Aeronautics Co. — defense & aerospace (2.7 miles)
- AmerisourceBergen — pharmaceutical distribution (27.0 miles)
- Boston Scientific Neuromodulation — medical devices (27.3 miles)
- Charter Communications — telecommunications (28.5 miles)
This 81‑unit asset benefits from neighborhood occupancy that sits at the top of 1,441 metro neighborhoods, indicating strong absorption and low turnover risk. The submarket’s renter-occupied share is elevated, pointing to a deeper tenant base that can support consistent leasing. Elevated home values relative to incomes reinforce reliance on multifamily, which can underpin pricing power when paired with thoughtful lease management and resident retention strategies. Based on CRE market data from WDSuite, neighborhood fundamentals are supportive even with mixed livability signals.
Built in 1989, the property is newer than much of the local housing stock, offering competitive positioning against older assets while leaving room for value‑add through interior refreshes and systems modernization. Forward-looking household growth within a 3‑mile radius alongside smaller average household sizes suggests a potential renter pool expansion; investors should balance this with affordability pressure (rent-to-income considerations) and localized amenity limitations that may influence marketing and unit‑mix strategy.
- Neighborhood occupancy at the top of the metro supports leasing stability and low downtime
- Elevated renter-occupied share indicates a deeper tenant base for multifamily demand
- 1989 vintage offers competitive positioning vs. older stock with value‑add modernization upside
- High-cost ownership landscape can sustain rental demand and support pricing power
- Risks: affordability pressure, limited nearby amenities, and mixed safety trends warrant active management