| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Poor |
| Demographics | 17th | Poor |
| Amenities | 59th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 38722 11th St E, Palmdale, CA, 93550, US |
| Region / Metro | Palmdale |
| Year of Construction | 1986 |
| Units | 112 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
38722 11th St E Palmdale Multifamily Opportunity
Neighborhood fundamentals point to durable renter demand and steady occupancy, supported by a deep renter base and daily-needs amenities, according to WDSuite’s CRE market data. The asset’s 1986 vintage positions it ahead of older local stock, offering competitive footing with room for targeted upgrades.
Livability favors daily convenience: grocery and park access benchmark in the low 90s nationally, while childcare availability is also strong, indicating family-oriented demand drivers. Restaurant density trends above national norms, though the immediate area has limited cafes and pharmacies. Within the Los Angeles-Long Beach-Glendale metro, the neighborhood’s overall amenity positioning ranks above the metro median (630 out of 1,441), signaling solid but not premium convenience for residents.
For investors screening multifamily property research, the neighborhood’s occupancy rate trends around the national average and has improved modestly over five years, which supports leasing stability. Crucially, the share of housing units that are renter-occupied is among the highest in the metro (ranked near the top out of 1,441), indicating a deep tenant base and sustained demand for professionally managed apartments.
Home values are elevated relative to local incomes (high national percentile for value-to-income), creating a high-cost ownership market that tends to reinforce reliance on rentals. That backdrop can support pricing power, but it also warrants attentive lease management given rent-to-income readings on the higher side compared with national benchmarks.
Demographics aggregated within a 3-mile radius show recent household growth with a modest increase in families, expanding the renter pool. Forward-looking data point to continued growth in households and rising incomes alongside slightly smaller average household sizes, which typically supports absorption and retention in midscale, well-managed communities.
Safety metrics indicate conditions below metro and national averages, with this neighborhood ranking in the lower tier among 1,441 Los Angeles-area neighborhoods. Nationally, the area sits in lower percentiles for safety; however, WDSuite’s data show an improvement trend in violent offenses over the past year, suggesting some easing from prior levels. Investors should underwrite conservative operating practices (lighting, access control, vendor oversight) consistent with submarkets exhibiting similar profiles.
- Lockheed Martin Aeronautics Co. — defense & aerospace (1.7 miles)
- Waste Management - Palmdale — environmental services (2.6 miles)
- AmerisourceBergen — pharmaceutical distribution (28.2 miles)
- Avery Dennison — packaging & materials (30.8 miles) — HQ
- Disney — entertainment (32.1 miles) — HQ
This 112-unit, 1986-vintage community offers an attractive middle-market position in Palmdale: newer than the neighborhood’s average construction year, yet still primed for selective value-add (exteriors, unit finishes, systems modernization) to enhance competitiveness. The immediate area exhibits a very high renter-occupied share, daily-needs amenities score well, and neighborhood occupancy has trended up modestly—factors that support tenant base depth and leasing continuity, based on CRE market data from WDSuite.
Within a 3-mile radius, households and families have grown, with forecasts calling for further household expansion alongside rising incomes and slightly smaller household sizes—typically positive for multifamily absorption and retention. The ownership market’s higher cost relative to incomes supports renter reliance, though elevated rent-to-income levels and below-average safety metrics suggest prudent underwriting and active asset management.
- Deep renter-occupied concentration supports demand stability and larger tenant pools.
- 1986 vintage offers value-add potential while outperforming older neighborhood stock.
- Daily-needs amenities (grocery, parks, childcare) rank strong nationally, aiding retention.
- 3-mile household growth and rising incomes underpin absorption and occupancy.
- Risks: higher rent-to-income ratios and below-average safety warrant disciplined operations.