| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Poor |
| Demographics | 5th | Poor |
| Amenities | 46th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 38780 Orchid View Pl, Palmdale, CA, 93550, US |
| Region / Metro | Palmdale |
| Year of Construction | 2007 |
| Units | 62 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
38780 Orchid View Pl Palmdale Multifamily Investment
Neighborhood occupancy is strong and renter demand is supported by a high-cost ownership backdrop, according to WDSuite’s CRE market data. Investors should view this asset as a renter-focused play with stable fundamentals and prudent attention to affordability and retention.
Located in Palmdale’s inner-suburban fabric of the Los Angeles-Long Beach-Glendale metro, the neighborhood shows healthy renter fundamentals. Neighborhood occupancy is reported at 96.3%, which is competitive among Los Angeles-Long Beach-Glendale neighborhoods (ranked 544 out of 1,441) and indicates stable leasing conditions rather than transient spikes. Median contract rents sit around the upper mid-range locally (nationally ~68th percentile), suggesting room for disciplined revenue management without overextending tenants.
Retail and daily-needs access skew toward essentials over lifestyle: grocery density is strong (about the 96th percentile nationally), and childcare availability is similarly robust (about the 86th percentile). By contrast, cafes, parks, and pharmacies are limited within the immediate neighborhood. For investors, this mix supports everyday convenience for residents while indicating fewer destination amenities nearby—neutral for workforce-oriented demand but less of a draw for lifestyle premium positioning.
Tenure patterns point to durable multifamily demand: roughly 60% of neighborhood housing units are renter-occupied (about the 94th percentile nationally), signaling a deep tenant base and a leasing environment that can support steady absorption. Home values relative to incomes are elevated (value-to-income around the 93rd percentile nationally), framing the area as a high-cost ownership market; that context typically sustains reliance on rental housing and can support pricing power, provided operators manage renewals carefully.
Demographic statistics aggregated within a 3-mile radius show recent population growth alongside rising household counts, expanding the renter pool. Forward-looking data indicates households are projected to increase further even as average household size trends lower—factors that generally support unit absorption and occupancy stability. In this context, balanced operations and asset positioning benefit from ongoing commercial real estate analysis to match product type and unit mix with workforce-driven demand.
Safety indicators for the neighborhood sit below national averages overall, with property and violent offense levels placing in lower national percentiles. Within the Los Angeles-Long Beach-Glendale metro, the neighborhood’s crime rank is 928 out of 1,441, which signals comparatively higher crime than many peer neighborhoods. That said, recent year-over-year trends point to improvement: estimated property offenses and violent offenses both show meaningful declines, suggesting conditions have been easing rather than deteriorating.
For underwriting, this context argues for standard security measures, vigilant property management, and tenant engagement. The directional improvement reduces downside risk, but investors should still calibrate marketing, onsite practices, and expenses to neighborhood norms rather than best-in-metro expectations.
Proximity to major employers supports a sizable workforce tenant base and shorter commutes, led by aeronautics, waste services, pharmaceutical distribution, medical devices, and telecommunications.
- Lockheed Martin Aeronautics Co. — aeronautics & defense offices (1.7 miles)
- Waste Management - Palmdale — waste services (2.8 miles)
- AmerisourceBergen — pharmaceutical distribution (28.4 miles)
- Boston Scientific Neuromodulation — medical devices (28.7 miles)
- Charter Communications — telecommunications (30.0 miles)
Built in 2007, this 62-unit property offers newer-vintage appeal versus the neighborhood’s older stock, enhancing competitive positioning while keeping an eye on mid-cycle system upgrades and light modernization. Neighborhood occupancy is strong and renter concentration is high, supporting lease-up and renewal stability. Elevated ownership costs relative to incomes help sustain multifamily demand, while rent levels sit in a manageable band that can support incremental growth with disciplined operations.
Within a 3-mile radius, recent population growth and a notable increase in households expand the tenant base; forward projections indicate households continue to rise even as average household size declines, typically supporting unit absorption and stabilized occupancy. According to CRE market data from WDSuite, local performance aligns with workforce housing dynamics: steady demand, improving safety trends, and essential retail access, balanced against affordability pressures that call for prudent lease management.
- 2007 vintage positions the asset ahead of older neighborhood stock, with selective value-add/modernization potential
- Competitive neighborhood occupancy and high renter-occupied share support stable leasing and renewals
- High-cost ownership context reinforces rental demand and pricing power when managed carefully
- 3-mile household growth and smaller household sizes expand the renter pool and support absorption
- Risk: below-average safety and affordability pressure warrant conservative underwriting and active retention strategies