| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Poor |
| Demographics | 3rd | Poor |
| Amenities | 24th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11200 Auburn Ave, Adelanto, CA, 92301, US |
| Region / Metro | Adelanto |
| Year of Construction | 1985 |
| Units | 48 |
| Transaction Date | 2012-05-29 |
| Transaction Price | $1,625,000 |
| Buyer | MARIPOSA ADELANTO LLC |
| Seller | SA CALIFORNIA GROUP INC |
11200 Auburn Ave Adelanto 48-Unit Multifamily Upside
Neighborhood data points to a deep renter base and mid-range occupancy, supporting stable tenant demand according to WDSuite’s CRE market data. The area s renter concentration is a key driver for steady leasing, while property-level execution and value-add planning remain central to returns.
Adelanto s inner-suburban setting offers workforce housing dynamics with a high share of renter-occupied units at the neighborhood level (77.8% renter concentration). This depth of renters supports multifamily demand and day-to-day leasing, while the neighborhood s overall rating sits below the metro median among 997 Riverside San Bernardino Ontario neighborhoods, signaling the need for disciplined operations and careful underwriting.
The 1985 vintage is newer than the neighborhood s average construction year (1969), which can provide a competitive edge versus older stock. Investors should still plan for modernization of systems and interiors to sharpen positioning and capture value-add upside in this submarket.
Amenities are mixed: cafes index competitively (stronger presence than many areas nationally), while parks, pharmacies, restaurants, and childcare options are limited within the immediate neighborhood. Grocery access is reasonably represented. These dynamics suggest residents rely on nearby corridors for services, which can still sustain renter retention when paired with pragmatic property management.
Within a 3-mile radius, recent population and household counts have grown, and forecasts indicate further renter pool expansion over the next five years alongside a decline in average household size. This combination typically broadens tenant profiles and can support occupancy stability for well-managed properties. Neighborhood occupancy is around the national middle, and median contract rents in the radius remain achievable relative to incomes, though a rent-to-income ratio near 0.29 calls for thoughtful lease management to mitigate affordability pressure.
Home values are lower than many Southern California submarkets, which can introduce some competition from ownership options; however, the neighborhood s strong renter concentration and workforce orientation point to continued reliance on multifamily housing, supporting retention and steady absorption when pricing is managed carefully.
Safety indicators for the neighborhood trend below national norms. Crime measures rank weaker than many peers, positioning the area below the metro median among 997 Riverside San Bernardino Ontario neighborhoods. Nationally, the neighborhood falls in lower safety percentiles, so investors should plan for standard security measures and community engagement to support resident experience.
Property and violent offense benchmarks sit below national averages (lower percentiles indicate higher incident rates), and recent year-over-year changes show mixed movement. For underwriting, consider enhanced lighting, access control, and partnerships with local resources as common risk mitigations in similar inner-suburban submarkets.
Regional employment access includes energy infrastructure, aerospace, food manufacturing, waste services, and logistics employers that help support renter demand through commute convenience.
- Kinder Morgan energy infrastructure (37.1 miles)
- Lockheed Martin Aeronautics Co. aerospace (39.7 miles)
- General Mills food manufacturing (39.9 miles)
- Waste Management Palmdale waste services (41.6 miles)
- Ryder Vehicle Sales logistics & fleet (43.5 miles)
This 48-unit 1985 vintage asset offers a pragmatic value-add story in a renter-heavy neighborhood. The local renter concentration supports demand depth, while neighborhood occupancy sits near the national middle; according to CRE market data from WDSuite, this backdrop can sustain leasing when paired with targeted upgrades and expense discipline. Relative to older area stock, 1985 construction can compete effectively once common-area, building systems, and interiors are refreshed.
Within a 3-mile radius, population and household growth alongside a forecast for more, smaller households points to a larger tenant base and potential for steady absorption. Affordability remains a consideration given rent-to-income dynamics, but achievable rent levels and a workforce orientation can support retention if renewals and rent steps are calibrated to local incomes. Lower home values compared with many Southern California nodes may create some ownership competition, yet the high share of renter-occupied units at the neighborhood level underpins ongoing reliance on multifamily housing.
- Renter-heavy neighborhood supports depth of demand and day-to-day leasing
- 1985 vintage presents clear value-add and systems modernization potential
- Household and population growth within 3 miles expand the tenant base
- Achievable rent levels with lease management to navigate affordability pressure
- Risks: below-median safety indicators and some ownership competition require prudent operations