| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Poor |
| Demographics | 17th | Poor |
| Amenities | 59th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 38050 11th St E, Palmdale, CA, 93550, US |
| Region / Metro | Palmdale |
| Year of Construction | 1989 |
| Units | 32 |
| Transaction Date | 2016-05-19 |
| Transaction Price | $2,550,000 |
| Buyer | PRESIDENTIAL CALIFORNIA FINANCIAL FUNDIN |
| Seller | MOUNTAIN QUAIL PROPERTIES LLC |
38050 11th St E, Palmdale Multifamily Investment
Built in 1989 with 32 units, this asset benefits from a deep renter base in an Urban Core pocket of Palmdale; based on commercial real estate analysis from WDSuite, neighborhood occupancy has trended steady and the property s vintage is competitive versus older area stock.
The immediate neighborhood offers day-to-day convenience, with parks and grocery access ranking in the upper tiers nationally while cafes and pharmacies are thinner. For investors, this mix supports daily needs and helps retention even without destination retail density, according to WDSuite s CRE market data.
Renter-occupied housing is concentrated locally, indicating a deep tenant base for multifamily. Neighborhood occupancy is around the national middle and has improved modestly in recent years, suggesting stable leasing conditions rather than outsized volatility. Within a 3-mile radius, households have expanded over the past five years and are projected to increase further while average household size edges lower, which typically broadens the renter pool and supports occupancy stability.
Home values in the area are elevated relative to incomes, a common pattern in Los Angeles County; this high-cost ownership context tends to reinforce reliance on multifamily rentals and can aid pricing power for well-managed assets. At the same time, rent-to-income ratios indicate affordability pressure for some renters, making thoughtful lease management and renewal strategies important for sustained performance.
The property s 1989 construction is newer than the neighborhood s average vintage. That positioning can enhance competitiveness versus older stock, though investors should plan for targeted modernizations and system updates typical of late-1980s assets to capture value-add upside.
Safety indicators for the neighborhood sit below the metro median among 1,441 Los Angeles-area neighborhoods, and compare below average nationally. Recent trends point to a year-over-year decline in violent incidents, which is a constructive signal, but conditions can vary by block and time of day. Investors should underwrite with pragmatic security measures and management practices aligned to submarket norms.
Nearby employment anchors span waste services, aerospace, pharmaceutical distribution, medical devices, and telecommunications, supporting a diversified renter base and commute convenience for workforce housing.
- Waste Management - Palmdale waste services (2.3 miles)
- Lockheed Martin Aeronautics Co. aerospace (2.5 miles)
- AmerisourceBergen pharmaceutical distribution (27.9 miles)
- Boston Scientific Neuromodulation medical devices (28.3 miles)
- Charter Communications telecommunications (29.1 miles)
This 32-unit, late-1980s asset aligns with steady neighborhood fundamentals: renter concentration is high, daily-needs amenities are accessible, and occupancy sits near the national middle with modest improvement. The 1989 vintage provides a relative edge versus older area stock while still offering value-add scope through targeted interior and systems upgrades.
Within a 3-mile radius, recent household growth and a projected shift toward more, smaller households signal a larger tenant base over time, supporting lease-up and renewal potential. Elevated ownership costs in Los Angeles County further sustain multifamily demand, though affordability pressure warrants disciplined rent-setting and renewal strategies. According to CRE market data from WDSuite, these dynamics are consistent with stable, workforce-driven renter demand rather than speculative growth.
- High renter-occupied share signals depth of tenant demand
- 1989 construction competitive versus older local stock with value-add potential
- Daily-needs amenities (parks, groceries) support retention and occupancy stability
- Household growth and smaller household sizes expand the renter pool (3-mile radius)
- Risks: below-median safety and affordability pressure require prudent operations