| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Poor |
| Demographics | 17th | Poor |
| Amenities | 59th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 38220 11th St E, Palmdale, CA, 93550, US |
| Region / Metro | Palmdale |
| Year of Construction | 1981 |
| Units | 36 |
| Transaction Date | 1995-06-29 |
| Transaction Price | $465,000 |
| Buyer | INDART JEAN L |
| Seller | STATE STREET BANK & TRUST COMPANY |
38220 11th St E, Palmdale CA Multifamily Investment
Neighborhood occupancy around the low-90s and a renter base that represents roughly half of housing units within 3 miles point to durable multifamily demand, according to WDSuite’s CRE market data. Positioning and operational focus will matter in a working-class submarket where affordability pressures can influence lease retention.
This Urban Core pocket of Palmdale shows mid-range occupancy for the neighborhood (about 91% per WDSuite) with modest improvement over five years, suggesting reasonably stable income streams at the submarket level. Within a 3-mile radius, households have grown and the renter-occupied share sits near 51%, indicating a broad tenant pool and steady leasing activity rather than reliance on a narrow demand niche.
Amenity access is mixed but practical for workforce tenants. The neighborhood’s amenity rank sits above the metro median (630 out of 1,441 Los Angeles metro neighborhoods), with groceries and parks as relative strengths: grocery access is competitive among Los Angeles neighborhoods (rank 504 of 1,441; high 92nd national percentile), and park access is in the top quartile among the 1,441 metro neighborhoods (also strong nationally). Childcare availability is similarly competitive (rank 441 of 1,441; high national percentile), while cafes and pharmacies are limited, which may slightly reduce convenience for some residents.
Home values in the area are elevated relative to local incomes (high national value-to-income percentile), creating a high-cost ownership market that tends to sustain renter reliance on multifamily housing. For investors, that dynamic can support demand depth and help stabilize occupancy, though it also underscores the importance of income-sensitive pricing and renewal strategy when rent-to-income ratios are stretched in the neighborhood context.
The property’s 1981 vintage is newer than the neighborhood’s average construction year (1970), offering a competitive position versus older stock. Investors should still plan for targeted modernization and systems updates to support rentability and reduce ongoing maintenance risk while capitalizing on value-add potential.
Safety indicators in this neighborhood track below national averages overall (around the 36th percentile nationally), positioning it weaker than many Los Angeles peers (ranked 1,118 out of 1,441 metro neighborhoods). Recent trends are mixed: estimated violent offenses show a year-over-year improvement that sits above the national median for improvement, while property offenses posted a slight uptick. For investors, this calls for pragmatic on-site measures—lighting, access control, and resident engagement—to support retention and perception.
Nearby employment anchors provide a diversified base spanning defense & aerospace, environmental services, pharmaceuticals distribution, medical devices, and telecommunications—drivers that can support renter demand and reduce commute frictions for residents.
- Lockheed Martin Aeronautics Co. — defense & aerospace (2.3 miles)
- Waste Management - Palmdale — environmental services (2.4 miles)
- AmerisourceBergen — pharmaceutical distribution (28.0 miles)
- Boston Scientific Neuromodulation — medical devices (28.3 miles)
- Charter Communications — telecommunications (29.3 miles)
38220 11th St E is a 36-unit, 1981-vintage asset positioned in a working-class Palmdale neighborhood with mid-range occupancy and a broad renter base within 3 miles. The area’s high-cost ownership landscape helps sustain reliance on rentals, while competitive access to parks, groceries, and childcare supports day-to-day livability for tenants. According to CRE market data from WDSuite, neighborhood occupancy sits in the low-90s with incremental improvement, indicating a baseline of demand that favors consistent leasing when operations are managed tightly.
Forward-looking demographics within a 3-mile radius point to continued household growth and smaller average household sizes, which can expand the tenant base even if population growth moderates. Given the property’s newer-than-neighborhood vintage, focused capital planning around unit updates and building systems could enhance competitive positioning against older stock and help capture value-add upside, while mindful rent setting can balance affordability pressure with revenue goals.
- Stable neighborhood occupancy with gradual improvement supports income durability
- Broad renter base within 3 miles and high-cost ownership market reinforce demand depth
- 1981 vintage offers relative edge versus older stock with targeted modernization potential
- Livability strengths (parks, groceries, childcare) aid retention and leasing velocity
- Risks: affordability pressure and below-average safety require active management and prudent underwriting