| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Poor |
| Demographics | 17th | Poor |
| Amenities | 59th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 38665 11th St E, Palmdale, CA, 93550, US |
| Region / Metro | Palmdale |
| Year of Construction | 1984 |
| Units | 36 |
| Transaction Date | 1996-05-14 |
| Transaction Price | $825,000 |
| Buyer | YOUSSEFIAN PARKEV |
| Seller | HAMILTON HAYDEN D |
38665 11th St E, Palmdale Multifamily Investment
Neighborhood occupancy sits around the national midpoint with an exceptionally high share of renter-occupied housing, supporting a deep tenant base according to WDSuite’s CRE market data.
The property’s 1984 vintage is newer than the neighborhood’s typical 1970 stock, which can offer a competitive edge versus older assets while still leaving room for targeted modernization to drive rents and retention. At the neighborhood level, occupancy trends are near the national midpoint, suggesting generally stable leasing conditions rather than outsized volatility.
Livability indicators are mixed. Grocery and park access score in the top quartile nationally, while restaurants are above average; however, cafes and pharmacies are thinner locally. For investors, this combination points to everyday convenience for residents but with select retail gaps that may temper lifestyle appeal.
Tenure patterns show a very high renter-occupied share in the neighborhood, indicating strong depth of demand for multifamily units. Within a 3-mile radius, recent population growth and an increase in households expand the local renter pool. Forward-looking data shows households are projected to increase further even as average household size declines, a dynamic that typically supports steady absorption of rental units.
Ownership costs are elevated relative to incomes in this neighborhood, which generally sustains reliance on rentals and can support pricing power. At the same time, rent-to-income levels suggest some affordability pressure, so operators should balance growth objectives with retention risk management. These observations are based on commercial real estate analysis using WDSuite’s market dataset.
Safety metrics are below national averages for neighborhoods, with property and violent offense measures indicating relatively higher incident levels compared with many areas nationwide. Recent trends, however, point to year-over-year improvement in violent offenses, suggesting conditions may be stabilizing rather than deteriorating.
Investors should incorporate this context into underwriting through prudent security, lighting, and resident engagement strategies, and by benchmarking premiums and loss history. Framing risk at the neighborhood level—not the specific property—supports more accurate comparisons across Los Angeles metro submarkets.
The surrounding employment base blends aerospace, environmental services, and diversified corporate offices, supporting commuter convenience and day-to-day renter demand for workforce housing.
- Lockheed Martin Aeronautics Co. — aerospace (1.7 miles)
- Waste Management - Palmdale — environmental services (2.5 miles)
- AmerisourceBergen — pharmaceutical distribution (28.1 miles)
- Avery Dennison — materials & labeling (30.7 miles) — HQ
- Disney — entertainment (32.0 miles) — HQ
38665 11th St E is a mid-size, 36-unit asset built in 1984—newer than much of the surrounding housing stock—positioning it competitively against older properties while offering value-add potential through selective upgrades. Neighborhood occupancy trends are near the national midpoint, and the renter-occupied share is exceptionally high, indicating a durable tenant base. Within a 3-mile radius, recent growth in households and projections for further household gains alongside smaller household sizes point to ongoing depth for multifamily demand.
Homeownership remains relatively high-cost in this neighborhood, reinforcing sustained reliance on rental housing. According to CRE market data from WDSuite, rents and household incomes have been rising locally, which can support cash flow growth, though elevated rent-to-income levels warrant careful lease management to protect retention. Safety indicators trail national norms but show recent improvement, suggesting targeted operational measures can mitigate risk.
- 1984 vintage offers competitive positioning versus older neighborhood stock with clear renovation upside
- High renter-occupied share supports demand depth and occupancy stability
- Household growth and smaller household sizes within 3 miles bolster the renter pool
- Elevated ownership costs sustain reliance on rentals, aiding pricing power
- Risks: affordability pressure (rent-to-income) and below-average safety require prudent operations