| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Poor |
| Demographics | 50th | Fair |
| Amenities | 53rd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4840 W Avenue L8, Quartz Hill, CA, 93536, US |
| Region / Metro | Quartz Hill |
| Year of Construction | 1985 |
| Units | 34 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4840 W Avenue L8 Quartz Hill 34-Unit Multifamily
Neighborhood occupancy trends remain steady and ownership costs are elevated for Los Angeles County, supporting renter reliance on multifamily housing, according to WDSuite s CRE market data. Investor focus here centers on durable demand drivers in a suburban setting with improving safety momentum and income levels that can support rent growth management.
Quartz Hill is a suburban pocket within the Los Angeles metro where neighborhood performance sits below the metro median overall (rank 1,074 of 1,441), but key livability inputs are mixed rather than uniformly soft. Restaurants and daily-needs access test competitively versus many U.S. neighborhoods (restaurants and pharmacies benchmark in higher national percentiles), while cafes, parks, and childcare options are comparatively sparse. For investors, that mix points to solid everyday convenience with limited lifestyle amenities, which can temper lease-up velocity but still support stable retention profiles.
Construction trends skew older across the neighborhood (average 1969), while the subject s 1985 vintage is newer than typical local stock. That positioning can aid competitiveness versus nearby properties but still warrants planning for system updates and targeted renovations to meet renter expectations.
Tenure data signals an ownership-leaning area: the neighborhood s share of renter-occupied housing is roughly one-quarter, indicating a moderate but not deep renter base. From an investor perspective, that supports steady but measured demand for multifamily units, with leasing driven by households prioritizing commute convenience and rental flexibility rather than a large concentration of transient renters.
Within a 3-mile radius, demographics show recent population growth and an increase in households, with projections indicating further gains in both population and household counts over the next five years. This points to a gradually expanding tenant base and supports occupancy stability even as new supply elsewhere competes for renters. Median household incomes in the neighborhood benchmark above many U.S. areas, and the rent-to-income dynamics remained manageable; together, these factors can underpin pricing power without materially elevating retention risk.
Home values in the neighborhood rank in higher national percentiles, reflecting a high-cost ownership market for Los Angeles County. For multifamily owners, that backdrop typically reinforces rental demand and can support lease retention, particularly for well-maintained, conveniently located properties.
Neighborhood safety indicators compare slightly above the national median overall, with recent data showing notable year-over-year improvement in violent offense trends. Property offense benchmarks are closer to national averages. The direction of change is favorable, suggesting risk management is improving at the neighborhood level rather than deteriorating.
Given that safety can vary block to block, investors should underwrite with local management insights and time-of-day observations, but the broader trend positioning is constructive when viewed against nationwide comparables. In the context of the Los Angeles metro s 1,441 neighborhoods, this area reads as competitive rather than top quartile for safety, with momentum moving in a positive direction.
Proximity to major aerospace, environmental services, medical technology, and telecom employers supports a diversified renter base and commute convenience for workforce tenants. The employers below represent near-term demand anchors for the submarket.
- Lockheed Martin Aeronautics Co. defense & aerospace (6.4 miles)
- Waste Management - Palmdale environmental services (7.0 miles)
- Boston Scientific Neuromodulation medical devices (25.0 miles)
- Amerisourcebergen pharmaceutical distribution (25.0 miles)
- Charter Communications telecommunications (32.1 miles)
This 34-unit asset, built in 1985, is newer than much of the surrounding neighborhood stock, offering relative competitiveness and a practical platform for targeted value-add. Neighborhood metrics point to steady demand fundamentals: renter-occupied share is moderate in an ownership-leaning area, home values are elevated versus national norms (supporting multifamily reliance), and neighborhood occupancy trends have held near national averages. Based on CRE market data from WDSuite, income levels in the area provide room for rent management without materially increasing retention risk, while recent safety trends are moving in a constructive direction.
Looking forward, 3-mile demographics indicate continued population and household growth, suggesting a gradually expanding tenant base. Amenity access tilts toward essential retail and services rather than lifestyle offerings, so leasing performance should emphasize convenience, management quality, and property condition. Given the vintage, investors should plan for modernization of building systems and common areas to protect competitive positioning and support rent trade-outs.
- Newer-than-neighborhood stock (1985) with clear pathways for targeted renovations and operational upgrades
- Elevated ownership costs locally reinforce rental demand and support lease retention
- 3-mile population and household growth support a larger renter pool and occupancy stability
- Proximity to aerospace and regional employers underpins workforce demand
- Risks: ownership-leaning tenure limits depth of renter base; amenity gaps (parks/cafes) may temper lifestyle-driven demand