| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Poor |
| Demographics | 17th | Poor |
| Amenities | 59th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 38272 11th St E, Palmdale, CA, 93550, US |
| Region / Metro | Palmdale |
| Year of Construction | 1973 |
| Units | 54 |
| Transaction Date | 1997-08-27 |
| Transaction Price | $1,225,000 |
| Buyer | THE SOUTHERN CA HOUSING DEVELOPMENT CORP |
| Seller | JABAIAH ABDEL H |
38272 11th St E Palmdale Multifamily Investment
Renter demand is supported by a high share of renter-occupied housing in the immediate neighborhood and occupancy near the metro middle, according to WDSuite’s CRE market data. This positioning can offer stable leasing with careful rent management.
The property sits in Palmdale 7s Urban Core, where neighborhood amenities are mixed: parks and groceries are comparatively dense (both in the top decile nationally), while cafes and pharmacies are limited. For residents, this translates to day-to-day convenience for essentials and open space, though discretionary and boutique services are thinner locally.
Neighborhood occupancy is around the metro middle (ranked 1,143 out of 1,441 Los Angeles metro neighborhoods), suggesting stable baseline demand rather than outsized volatility. The neighborhood also shows a very high share of renter-occupied units, indicating a deep tenant pool for multifamily. At the same time, rent-to-income indicators point to affordability pressure, so operators should emphasize leasing discipline and renewal strategy.
Within a 3-mile radius, households have grown in recent years and are projected to expand further even as average household size trends lower. WDSuite 7s multifamily property research indicates this pattern typically enlarges the renter pool and supports occupancy, as more, smaller households create incremental demand for rental housing. Forecasts show a modest population dip paired with meaningful household growth, reinforcing this dynamic.
Ownership remains a higher-cost path relative to incomes in the neighborhood context (value-to-income metrics are elevated versus national norms). This tends to sustain reliance on multifamily rentals and can bolster lease retention, while still requiring thoughtful pricing to manage renter affordability. Overall, the submarket offers workforce-oriented fundamentals: essential retail access, strong park coverage, and a large renter base, offset by lower income levels compared with national benchmarks.
Safety metrics trend below national norms for this neighborhood, with crime levels placing it below the metro median. Notably, violent offense rates sit in a lower national percentile, yet recent year-over-year trends show improvement, indicating conditions may be stabilizing. Property offense measures remain comparatively elevated, so prudent security, lighting, and community engagement can help support tenant satisfaction.
Relative to the Los Angeles metro, the neighborhood 7s rank sits in the lower tier (crime rank 1,118 out of 1,441 metro neighborhoods), signaling that investors should underwrite for enhanced operating controls. Nationally, the neighborhood aligns closer to the bottom half of peer areas, while the improvement trend in violent offenses provides a constructive counterpoint for long-term operations.
Proximity to aerospace, environmental services, pharmaceutical distribution, and telecom offices supports a diverse commuter base and steady renter demand. The nearby employment mix can aid leasing velocity and retention for workforce-oriented units.
- Lockheed Martin Aeronautics Co. — defense & aerospace (2.3 miles)
- Waste Management - Palmdale — environmental services (2.4 miles)
- Amerisourcebergen — pharmaceutical distribution (28.0 miles)
- Charter Communications — telecommunications (29.3 miles)
- Avery Dennison — materials manufacturing (30.2 miles) — HQ
This 54-unit asset benefits from a renter-heavy neighborhood and occupancy near the metro middle, supporting consistent baseline demand. According to CRE market data from WDSuite, essential-need access is strong (parks and groceries score well versus national peers), while ownership costs relative to income skew high locally, which tends to reinforce renter reliance on multifamily housing. Affordability pressure is present, so disciplined rent setting and active renewal strategies will be important to sustain retention.
Within a 3-mile radius, recent household growth and a projected increase in total households—alongside smaller household sizes—point to a larger tenant base over time, even if population growth moderates. Combined with proximity to diversified employers, this demand backdrop supports occupancy stability, with the main offsets being below-average safety metrics and income levels that require careful lease management.
- Renter-centric neighborhood supports depth of demand and steady leasing.
- Household growth within 3 miles and smaller household sizes expand the renter pool.
- Strong essentials access (parks, groceries) and nearby employers aid retention.
- Risks: below-average safety metrics and rent-to-income pressure require disciplined operations.