| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Poor |
| Demographics | 17th | Poor |
| Amenities | 59th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 38028 11th St E, Palmdale, CA, 93550, US |
| Region / Metro | Palmdale |
| Year of Construction | 1972 |
| Units | 64 |
| Transaction Date | 2012-06-20 |
| Transaction Price | $4,750,000 |
| Buyer | PALMDALE FAMILY APARTMENTS LP |
| Seller | PALMDALIA LIMITED PARTNERSHIP |
38028 11th St E Palmdale Multifamily Investment
Neighborhood data points to steady renter demand supported by a large renter-occupied base in the surrounding area; according to WDSuite’s CRE market data, occupancy in the neighborhood has held near the national midpoint with modest recent improvement.
Positioned in Palmdale within the Los Angeles–Long Beach–Glendale metro, the neighborhood carries a C- rating and ranks 1,241 out of 1,441 metro neighborhoods, indicating conditions below the metro median. Even so, everyday convenience is supported by strong access to groceries and parks (both in the top quartile nationally), while restaurants are also comparatively dense. Cafes and pharmacies are thinner locally, which may modestly affect walk-to convenience for residents.
For investors focused on renter demand, the surrounding 3-mile area shows roughly half of housing units are renter-occupied, providing a sizable tenant base and supporting leasing continuity. Median contract rents in the neighborhood sit around the national mid-range and have grown over the last five years, while neighborhood occupancy has remained stable around the national midpoint, according to WDSuite’s CRE market data. These signals suggest balanced demand with room for asset-specific execution to drive performance.
Demographic indicators aggregated within a 3-mile radius show recent population and household growth, with forecasts pointing to a larger household count alongside slightly smaller average household sizes over the next five years. That mix typically supports multifamily absorption by expanding the renter pool even if total population growth moderates, reinforcing potential occupancy stability for professionally managed assets.
Ownership costs in the neighborhood benchmark above many U.S. areas (home values and value-to-income ratios sit well above national medians), which tends to sustain reliance on rental housing and can support pricing power for well-maintained properties. At the same time, elevated rent-to-income ratios locally warrant attentive lease management to protect retention.
Safety trends are mixed when viewed against the region and nation. The neighborhood’s crime ranking is below the metro average (ranked 1,118 out of 1,441 Los Angeles metro neighborhoods), placing it outside competitive tiers locally. Nationally benchmarked indicators place the area below average on safety percentiles today, though recent data show violent offenses trending down year over year, which is a constructive sign.
Investors should frame safety as a property- and block-level diligence item while noting the improving trend in violent incidents, which, if sustained, can support leasing and retention over time. All figures referenced reflect neighborhood-level comparisons rather than property-specific conditions.
The area draws from a diverse employment base that supports workforce housing demand and commute convenience, led by environmental services, defense and aerospace, pharmaceutical distribution, medical devices, and telecommunications.
- Waste Management - Palmdale — environmental services (2.3 miles)
- Lockheed Martin Aeronautics Co. — defense & aerospace (2.6 miles)
- AmerisourceBergen — pharmaceutical distribution (27.9 miles)
- Boston Scientific Neuromodulation — medical devices (28.2 miles)
- Charter Communications — telecommunications (29.1 miles)
This 64-unit asset sits in a neighborhood with stable occupancy near national norms and a sizable renter base in the surrounding 3-mile area. According to CRE market data from WDSuite, local rents and occupancy track around mid-range levels, while grocery and park access score in top national tiers—factors that can help support leasing continuity. The ownership landscape benchmarks on the higher-cost side relative to income, which tends to sustain renter reliance on multifamily housing and can underpin pricing power for well-operated communities.
Forward-looking demographics indicate a rising household count with slightly smaller average household sizes, implying more households competing for units even if population growth moderates—an overall supportive backdrop for occupancy. Key watch items include neighborhood safety relative to the metro and elevated rent-to-income ratios, which call for disciplined leasing and resident retention strategies.
- Mid-range occupancy and rent levels, per WDSuite, supporting income stability with property-level execution
- Diverse nearby employers (defense, logistics, telecom, medical devices) underpinning workforce renter demand
- Strong access to groceries and parks compared with national norms, aiding resident satisfaction and retention
- Household growth and smaller sizes within 3 miles suggest an expanding renter pool
- Risks: below-metro safety ranking and higher rent-to-income ratios require proactive lease and ops management