| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Poor |
| Demographics | 3rd | Poor |
| Amenities | 24th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11350 Lee Ave, Adelanto, CA, 92301, US |
| Region / Metro | Adelanto |
| Year of Construction | 2007 |
| Units | 80 |
| Transaction Date | 2005-07-21 |
| Transaction Price | $750,000 |
| Buyer | OASIS VILLAGE ADELANTO LP |
| Seller | OASIS VILLAGE LP |
11350 Lee Ave, Adelanto CA Multifamily Investment
Positioned in a renter-heavy neighborhood with mid-range occupancy stability, this 80-unit 2007 asset offers scale and operational efficiencies supported by local fundamentals, according to WDSuite’s CRE market data.
Adelanto’s inner-suburb location provides practical access to daily needs while skewing toward value-oriented renters. Neighborhood grocery coverage ranks above the national median, and cafes per square mile are top quartile nationally, yet restaurants, parks, childcare, and pharmacies are limited—pointing to a car-reliant living pattern and a resident base focused on essentials rather than lifestyle amenities.
The neighborhood’s housing stock leans older on average (late 1960s), while the subject’s 2007 vintage is materially newer, offering competitive positioning versus legacy assets and a potential edge on unit features and systems; a mid-life asset may still require targeted updates as part of a renovation plan.
Occupancy for the neighborhood sits near the national midpoint, which supports steady operations but underscores the importance of active leasing and management. Renter-occupied share is very high at the neighborhood level, indicating a deep tenant base and demand resilience for multifamily. Home values land around the national median, which, in a high-cost ownership state like California, tends to sustain reliance on rental housing and can aid lease retention. Rent-to-income levels suggest some affordability pressure in parts of the tenant base, calling for disciplined lease management and renewal strategies.
Within a 3-mile radius, demographics show recent population and household softness but projections point to notable growth by 2028 alongside smaller average household size—signals that can translate into a larger renter pool and support occupancy. These directional shifts, based on CRE market data from WDSuite, favor workforce-oriented assets that compete on practical features and reliable operations.
Safety indicators for the neighborhood are below national averages, with crime conditions ranking weaker among Riverside–San Bernardino–Ontario metro neighborhoods (relative position 868 out of 997). Nationally, the area aligns around the lower quartile for safety, suggesting investors should budget for security-conscious property operations (lighting, access control) and emphasize community standards in management.
Property and violent offense measures appear elevated relative to national benchmarks and have shown recent upticks. Framing this in portfolio terms, the submarket requires attentive asset management rather than a passive strategy; however, investors accustomed to value-focused Inland Empire operations may balance this with underwriting that prices in enhanced monitoring and resident engagement.
Regional employers within commuting range support a broad blue-collar and logistics/aerospace employment base, which can help stabilize renter demand for workforce housing. Nearby names include Kinder Morgan, General Mills, Lockheed Martin Aeronautics Co., and Waste Management.
- Kinder Morgan — energy infrastructure (36.3 miles)
- General Mills — food manufacturing (39.1 miles)
- Lockheed Martin Aeronautics Co. — aerospace (39.9 miles)
- Waste Management - Palmdale — environmental services (41.7 miles)
- Ryder Vehicle Sales — transportation services (42.9 miles)
11350 Lee Ave offers 80 units built in 2007, giving it a competitive age profile versus much older neighborhood stock and enabling a pragmatic value-add program focused on interiors, common areas, and mid-life systems. Neighborhood occupancy sits near the national midpoint while renter concentration is high, pointing to a sizable tenant base with workable leasing depth. According to CRE market data from WDSuite, local fundamentals lean workforce-driven, with home values near national medians that reinforce rental reliance in this Inland Empire location.
Forward-looking demographics within a 3-mile radius indicate potential renter pool expansion and smaller household sizes by 2028, which can support absorption and renewal performance for well-managed assets. Key underwriting considerations include below-average safety rankings and uneven amenity access, which argue for hands-on operations, thoughtful security measures, and conservative income growth assumptions balanced by scale efficiencies at 80 units.
- 2007 vintage vs. older local stock supports competitive positioning with manageable mid-life capex
- High renter concentration and mid-range neighborhood occupancy support day-one leasing stability
- Projected 3-mile household growth and smaller household sizes point to a larger renter pool
- Workforce employment base within commuting range underpins demand for practical, value-forward units
- Risks: below-average safety metrics and limited amenities require active management and conservative underwriting