| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Poor |
| Demographics | 17th | Poor |
| Amenities | 15th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4160 E Avenue R, Palmdale, CA, 93552, US |
| Region / Metro | Palmdale |
| Year of Construction | 2000 |
| Units | 112 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4160 E Avenue R, Palmdale Multifamily Investment
Neighborhood occupancy is stable and the 3-mile area shows household growth that supports a deeper tenant base, according to WDSuite’s CRE market data. The submarket’s owner-leaning housing stock points to steadier retention dynamics for well-run communities.
Positioned in Palmdale’s inner-suburb setting of Los Angeles County, the property benefits from a primarily auto-oriented lifestyle with everyday conveniences reached by short drives. Within the neighborhood, restaurant density is comparatively strong (high national percentile), while grocery, parks, and pharmacy options are limited inside the immediate block-group cluster. For investors, this mix suggests residents rely on nearby corridors for shopping and services, which can still support leasing provided on-site amenities are competitive.
The neighborhood’s renter-occupied share is roughly three in ten housing units, indicating an owner-leaning area that can translate to a more stable tenant cohort rather than transient demand. At the same time, the broader 3-mile radius shows expanding fundamentals: population and households have grown in recent years, with additional household increases projected over the next five years, reinforcing depth for multifamily demand and helping support occupancy stability.
Home values in the surrounding area sit at levels that keep ownership costs meaningful relative to local incomes. In investor terms, this tends to sustain reliance on rental housing and can aid lease retention for well-managed assets, particularly where unit finishes and community features outperform older stock.
Vintage also matters. The asset’s 2000 construction compares newer than the neighborhood’s average construction year (1991), offering relative competitiveness versus older buildings. Investors should still plan for age-appropriate system upgrades and selective renovations to preserve positioning and capture value-add upside as rents in the area continue to trend upward based on multifamily property research from WDSuite.
Safety indicators are mixed but improving. Overall crime levels track near the national middle (national percentile around average), while recent data shows a notable year-over-year decrease in estimated violent offenses, indicating a favorable direction of change. Property offense rates are relatively stable with slight improvement. These trends suggest conditions that are manageable for professionally operated communities, with typical asset-level measures (lighting, access control, and resident engagement) supporting retention.
Compared with neighborhoods nationwide, current readings place the area roughly around the national midpoint for general safety, with recent momentum skewing positive. As always, investors should evaluate property-specific controls and nearby corridor activity rather than relying solely on neighborhood-wide metrics.
Proximity to major aerospace, environmental services, and telecom/healthcare distributors underpins renter demand through diverse employment bases and commute convenience for workforce tenants. The following employers represent meaningful nearby drivers:
- Lockheed Martin Aeronautics Co. — aerospace & defense (4.3 miles)
- Waste Management - Palmdale — environmental services (5.4 miles)
- Charter Communications — telecommunications (30.6 miles)
- AmerisourceBergen — pharmaceutical distribution (30.8 miles)
- Avery Dennison — materials manufacturing (30.8 miles) — HQ
This 112-unit, 2000-vintage community offers scale and relative competitiveness versus older neighborhood stock, with unit sizes that align well for workforce renters. Neighborhood occupancy is in the low-90s, and the 3-mile area shows population and household growth with further increases projected, supporting a larger tenant base and durable leasing. According to CRE market data from WDSuite, local rents have moved higher and are expected to continue advancing, which favors assets that can maintain quality and service standards.
The area’s owner-leaning tenure suggests a more stable renter cohort, while nearby employment anchors in aerospace and diversified corporate services reinforce day-to-day demand. Investors should account for limited walkable amenities within the immediate neighborhood and below-average school ratings when underwriting retention and marketing spend, and plan for age-appropriate capital items typical for a 2000 build.
- 2000 vintage positioned competitively versus older local stock with practical value-add potential
- Household and population growth within 3 miles expands the renter pool and supports occupancy stability
- Nearby aerospace and corporate employers support workforce demand and retention
- Owner-leaning tenure implies steadier renter base and potentially lower turnover
- Risks: limited walkable amenities and low school ratings require targeted marketing and amenity strategy