| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Poor |
| Demographics | 17th | Poor |
| Amenities | 59th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 933 E Avenue Q4, Palmdale, CA, 93550, US |
| Region / Metro | Palmdale |
| Year of Construction | 1981 |
| Units | 25 |
| Transaction Date | 2005-08-18 |
| Transaction Price | $2,200,000 |
| Buyer | David Glen Gramse (et al) |
| Seller | Timothy M & Judith K Schroeder |
933 E Avenue Q4 Palmdale Multifamily with Deep Renter Demand
Neighborhood occupancy trends sit around the national median, while a very high renter concentration points to durable tenant depth, according to WDSuite’s CRE market data. Expect steady demand drivers from local employment and essential amenities, with pricing power balanced by area affordability pressures.
Located in Palmdale within the Los Angeles metro, the property sits in a neighborhood rated C- and ranked 1,241st among 1,441 metro neighborhoods. Occupancy in the surrounding neighborhood is near the national midpoint and has trended up in recent years, suggesting stable baseline demand rather than outsized volatility. For context, all neighborhood statistics reflect the neighborhood and not the property.
Local livability skews toward essentials: grocery and park access score in the top quartile nationally, while cafes and pharmacies are sparse. That mix typically supports workforce renters who prioritize daily convenience over lifestyle retail. Average school ratings were not available in this dataset.
Tenure patterns indicate a very high renter-occupied share at the neighborhood level, reinforcing a wide tenant base for multifamily. Within a 3-mile radius, a slight majority of housing units are renter-occupied, which supports leasing continuity and renewal potential for similar asset types. Median contract rents in the 3-mile radius have increased over the last five years, aligning with steady renter demand.
Home values in the neighborhood rank above the national median, and the value-to-income ratio sits in a high national percentile. In practice, this is a high-cost ownership market relative to local incomes, which tends to sustain reliance on rental housing and can support occupancy. That said, neighborhood rent-to-income ratios indicate affordability pressure for some households, so underwriting should plan for disciplined lease management and measured rent growth expectations.
The asset’s 1981 vintage is newer than the neighborhood’s average construction year (1970). That positioning can be competitive versus older stock, though investors should still evaluate building systems and light modernization to support retention and modest rent premiums.
Safety indicators for the neighborhood track below national medians, with crime ranks placing the area below the metro median among 1,441 Los Angeles neighborhoods. Recent trend data show a year-over-year improvement in violent-offense rates, which is constructive, while property-offense levels remain elevated compared with national benchmarks. These are area-wide patterns and not property-specific; investors often address them through tenant screening, lighting, and site management.
Nearby employers underpin a steady workforce renter pool and commute convenience, led by aerospace, environmental services, and regional corporate offices that can support lease-up and retention at workforce-oriented assets. Employers listed below reflect those demand drivers.
- Lockheed Martin Aeronautics Co. — aerospace (1.8 miles)
- Waste Management - Palmdale — environmental services (2.3 miles)
- AmerisourceBergen — pharmaceuticals distribution (27.9 miles)
- Boston Scientific Neuromodulation — medical devices (28.2 miles)
- Charter Communications — telecommunications (29.6 miles)
933 E Avenue Q4 is a 25-unit, circa-1981 multifamily asset in Palmdale positioned for workforce demand. Neighborhood occupancy is around the national midpoint and the local renter concentration is high, supporting a broad tenant base. Essential-amenity access (groceries, parks) compares favorably on national percentiles, while limited lifestyle retail suggests a value-oriented positioning. Based on commercial real estate analysis from WDSuite, the neighborhood shows improving violent-crime trends, though overall safety remains below national medians and should be reflected in operations strategy.
The 1981 vintage is newer than the neighborhood average, offering relative competitiveness versus older stock, with potential to capture modest rent premiums through targeted renovations and systems upgrades. Within a 3-mile radius, population has grown historically and households are projected to expand with smaller average sizes, implying a larger tenant base even if population growth moderates. Elevated ownership costs relative to incomes support reliance on rental housing, but neighborhood rent-to-income levels indicate affordability pressure, warranting conservative rent steps and attention to retention.
- High renter concentration and essential-amenity access support stable demand and renewal potential.
- 1981 vintage is competitive versus older neighborhood stock; value-add via selective renovations and system updates.
- Local employment anchors (aerospace and regional corporates) bolster workforce renter depth.
- Risk: Safety ranks below national medians; mitigate through property management, security, and tenant screening.
- Risk: Affordability pressure may limit rent growth; prioritize retention and resident experience to sustain occupancy.