| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 45th | Fair |
| Amenities | 69th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 38530 Tierra Subida Ave, Palmdale, CA, 93551, US |
| Region / Metro | Palmdale |
| Year of Construction | 2009 |
| Units | 80 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
38530 Tierra Subida Ave Palmdale Multifamily Opportunity
2009-built, 80-unit asset positioned for durable renter demand with neighborhood occupancy holding near the high-90s, according to WDSuite’s CRE market data. The location’s ownership costs and steady household growth support leasing resilience for a professionally managed community.
Set in Palmdale’s Inner Suburb, the neighborhood rates B+ and ranks 461 out of 1,441 Los Angeles–Long Beach–Glendale metro neighborhoods, placing it above the metro median. Occupancy in the surrounding neighborhood is reported at 94.5%, suggesting stable leasing conditions for nearby multifamily properties based on CRE market data from WDSuite.
The local amenity mix is competitive among metro peers (amenity rank 405 of 1,441). Essentials are accessible, with grocery and pharmacy density in the top quintile nationally, and parks also scoring well. Restaurant options are reasonably represented, while café density is thin, so on-site amenities and convenient access to everyday services can be differentiators for retention.
Within a 3-mile radius, demographics point to a growing renter pool: population and households have expanded over the last five years, and forecasts call for continued household growth alongside a gradual reduction in average household size. That combination typically broadens the tenant base and supports occupancy stability for well-located communities.
Home values trend elevated versus national norms (high national percentile for value-to-income), indicating a high-cost ownership market that tends to reinforce reliance on rental housing. At the same time, rent-to-income metrics in the neighborhood read favorable relative to many U.S. areas, which can aid lease retention and day-to-day collections management. The area’s average school rating trails national averages, an operational consideration for family-oriented leasing strategies.
Vintage matters here: with the neighborhood’s average construction year around 1996, a 2009 asset stands newer than much of the nearby stock. That typically improves competitive positioning against older properties, though investors should plan for mid-life systems updates and selective modernization to maintain pricing power.
Safety indicators are mixed and should be evaluated in a metro context. The neighborhood’s crime rank sits at 1,077 out of 1,441 Los Angeles–Long Beach–Glendale neighborhoods, placing it below the metro median and below the national median for safety. Nationally benchmarked percentiles indicate the area is not among the safer cohorts, though recent data show property offenses declining year over year, which is an encouraging directional trend.
For investors, the takeaway is to underwrite with realistic security and operating assumptions, prioritize visibility and lighting, and consider the reputational impact in leasing—while noting that downward movement in property offense rates can support stabilization efforts if maintained.
Proximity to diversified employers supports a broad renter base and commute convenience, led by industrial services and aerospace, with additional corporate back-office presence within commuting range.
- Waste Management - Palmdale — environmental services (1.1 miles)
- Lockheed Martin Aeronautics Co. — defense & aerospace (2.6 miles)
- AmerisourceBergen — pharmaceutical distribution (26.1 miles)
- Boston Scientific Neuromodulation — medical devices (26.4 miles)
- Charter Communications — telecommunications (28.7 miles)
This 80-unit, 2009-built community offers a relatively newer vintage than much of the surrounding stock, supporting competitive positioning versus older properties in Palmdale’s Inner Suburb. Neighborhood occupancy is reported at 94.5%, and homeownership costs are elevated relative to incomes, both of which point to durable rental demand and potential for steady lease-up and retention, according to CRE market data from WDSuite.
Within a 3-mile radius, recent and forecast gains in households alongside slightly smaller average household size suggest more renters entering the market over time. Paired with favorable rent-to-income dynamics locally, the asset can emphasize stable collections and targeted upgrades—focused on mid-life systems and modernization—to sustain pricing power.
- Newer 2009 vintage vs. area average supports competitive positioning and reduced near-term CapEx relative to older stock.
- Neighborhood occupancy near the mid-90s underpins leasing stability and investor underwriting confidence.
- Elevated ownership costs reinforce renter reliance, while local rent-to-income readings support retention and collections.
- 3-mile household growth and smaller household sizes expand the tenant base and support ongoing demand.
- Risks: below-median safety and modest school ratings require prudent security planning and targeted marketing/amenity strategy.