| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Fair |
| Demographics | 10th | Poor |
| Amenities | 30th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 524 E Avenue Q12, Palmdale, CA, 93550, US |
| Region / Metro | Palmdale |
| Year of Construction | 1980 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
524 E Avenue Q12 Palmdale Multifamily Investment
High renter concentration and neighborhood occupancy in the low-to-mid 90% range point to a durable tenant base, according to WDSuite s CRE market data. Positioned within Los Angeles County s Antelope Valley, the asset benefits from steady workforce demand and attainable rents relative to the broader metro.
Livability for residents is anchored by everyday conveniences rather than lifestyle amenities. Neighborhood data indicate strong access to groceries (high national percentile for grocery density) and a deep roster of nearby restaurants, while parks, pharmacies, and cafes are comparatively limited. For multifamily operators, this mix supports daily needs and leasing appeal without relying on discretionary attractions.
The local housing stock skews older, with the average neighborhood construction year in the 1970s; a 1980-vintage property is modestly newer than the immediate competitive set. That positioning can reduce near-term capital exposure versus older assets, while still leaving room for value-add modernization to boost rentability and retention.
Renter-occupied share is high at the neighborhood level (about seven in ten housing units are renter-occupied), signaling a large tenant pool and consistent leasing velocity. By comparison, within a 3-mile radius renters comprise a slimmer majority today, and WDSuite s commercial real estate analysis points to a gradual increase in renter concentration over the next five years a tailwind for multifamily demand depth.
Affordability dynamics are mixed. Neighborhood home values sit above national norms, which reinforces reliance on rental housing, yet rent-to-income metrics suggest some affordability pressure that owners should manage through renewal strategy and unit mix. School ratings trend below national averages, which may temper family-driven demand but can align with workforce housing strategies targeting proximity to employment centers.
Safety indicators are weaker than most Los Angeles metro neighborhoods (measured against 1,441 neighborhoods), and the area sits below national norms for safety. Recent trends are mixed: violent offense rates show year-over-year improvement, while property offense measures have moved higher. Investors should underwrite with prudent security planning and operating protocols, and monitor trajectory rather than relying on block-level assumptions.
Proximity to major employers supports workforce housing demand and commute convenience, led by aerospace, logistics, and telecom. The list below highlights nearby employers most relevant to tenant retention and leasing stability.
- Waste Management Palmdale environmental services (1.7 miles)
- Lockheed Martin Aeronautics Co. aerospace & defense (2.4 miles)
- AmerisourceBergen pharmaceutical distribution (27.3 miles)
- Boston Scientific Neuromodulation medical devices (27.7 miles)
- Charter Communications telecommunications (28.9 miles)
This 30-unit, 1980-vintage asset sits slightly newer than the neighborhood average, offering a practical balance between competitive positioning and value-add potential. A high neighborhood renter concentration and occupancy in the low-to-mid 90% range support leasing stability, while elevated local home values relative to incomes reinforce reliance on rental housing. Within a 3-mile radius, households have grown and are projected to expand further as average household size trends lower, indicating a larger tenant base for well-managed product. According to CRE market data from WDSuite, neighborhood rents are attainable relative to the Los Angeles metro, which can aid lease-up and renewal performance.
Operators should pair this demand backdrop with disciplined expense control and targeted upgrades that improve durability and appeal. Affordability pressure and below-average school ratings warrant careful pricing and resident experience strategies, and safety trends should be managed through proactive on-site measures and vendor selection.
- Newer-than-neighborhood vintage (1980) offers value-add and competitive positioning versus older local stock
- High renter-occupied share and low-to-mid 90% neighborhood occupancy support leasing stability
- Elevated ownership costs in the area reinforce renter reliance, aiding retention and pricing power
- 3-mile household growth and smaller household sizes expand the tenant base over time
- Risks: affordability pressure, weaker safety metrics than metro norms, and below-average school ratings