| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Poor |
| Demographics | 3rd | Poor |
| Amenities | 24th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11595 White Ave, Adelanto, CA, 92301, US |
| Region / Metro | Adelanto |
| Year of Construction | 1985 |
| Units | 48 |
| Transaction Date | 2003-02-05 |
| Transaction Price | $556,330 |
| Buyer | GHIAS SADIQ |
| Seller | DESERT BREEZE LLC |
11595 White Ave Adelanto Multifamily Investment
High renter concentration in the surrounding neighborhood supports a deeper tenant base and steadier leasing, according to WDSuite s CRE market data. Occupancy trends sit near broader norms, positioning this 48-unit asset for durable, workforce-oriented demand.
Livability and demand drivers are anchored by a renter-leaning housing stock and regionally typical occupancy. The neighborhood s renter-occupied share is very high, which generally expands the pool of prospective tenants and can support leasing stability for multifamily assets when managed actively.
At the metro scale (Riverside San Bernardino Ontario; 997 neighborhoods), the area carries a D neighborhood rating and sits below the metro median on several quality-of-life measures, signaling operational discipline matters. Amenity access is mixed: grocery availability trends above national midpoints, cafes are comparatively prevalent, while parks, restaurants, and pharmacies are limited locally. This blend can sustain daily convenience but may require positioning toward value and essential services.
Neighborhood occupancy is around the national midpoint, indicating demand that is present but not stretched, which can moderate volatility. Median home values are lower than many California submarkets, suggesting a more accessible ownership market that can compete with rentals at the margin; investors should emphasize product differentiation and service to maintain pricing power and retention.
The asset s vintage (1985) is newer than the neighborhood s older housing base (average year 1969). For investors, that typically means relative competitiveness versus legacy stock and the potential for targeted value-add (exteriors, common areas, and systems modernization) to capture incremental rent without a full repositioning. Demographics aggregated within a 3-mile radius show recent population and household contraction but a forward outlook that points to growth and a shift toward smaller households, which can expand the renter pool and support occupancy over time.
Safety indicators for the neighborhood sit below both national and metro averages, and recent data show year-over-year increases in both property and violent offenses. Within the Riverside San Bernardino Ontario metro (997 neighborhoods), the area ranks in the lower cohort, while nationally it falls below the median. Investors should underwrite to enhanced on-site management, lighting, and access controls and consider partnerships that support community safety.
Regional employment is diversified across energy logistics, food manufacturing, aerospace, and environmental services, which can support leasing from commuting renters. Notable employers within driving distance include Kinder Morgan, General Mills, Lockheed Martin Aeronautics, and Waste Management.
- Kinder Morgan energy logistics (36.3 miles)
- General Mills food manufacturing (39.2 miles)
- Lockheed Martin Aeronautics Co. aerospace offices (40.1 miles)
- Waste Management - Palmdale environmental services (42.0 miles)
- Waste Management environmental services (43.0 miles)
This 48-unit 1985 asset in Adelanto competes favorably against an older local housing base, offering an avenue for targeted value-add to elevate finishes and common areas while leveraging a renter-heavy neighborhood that supports a deeper tenant pipeline. Neighborhood occupancy trends are around the national midpoint; paired with regionally lower home values, the thesis centers on durable workforce demand with an emphasis on service quality to sustain retention and pricing.
According to CRE market data from WDSuite, renter concentration is high locally and demographic projections within a 3-mile radius point to growth in households and a smaller average household size, both of which typically translate to a larger renter pool and steadier absorption. Investors should still account for below-average safety indicators and affordability pressure (rent-to-income near the higher side locally) by budgeting for on-site management, security, and thoughtful lease management.
- 1985 construction offers relative competitiveness versus older stock, with clear value-add levers
- High neighborhood renter concentration supports a deeper tenant base and leasing stability
- Occupancy near national norms enables disciplined rent growth and retention strategies
- Forward 3-mile outlook indicates household growth and a larger renter pool over time
- Risks: below-average safety and an ownership market that can compete at the margin