| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Poor |
| Demographics | 3rd | Poor |
| Amenities | 24th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11661 White Ave, Adelanto, CA, 92301, US |
| Region / Metro | Adelanto |
| Year of Construction | 1984 |
| Units | 32 |
| Transaction Date | 2019-12-18 |
| Transaction Price | $1,950,000 |
| Buyer | DAISY SD LLC |
| Seller | MEDINA PROPERTY INVESTMENT LLC |
11661 White Ave Adelanto Multifamily Investment
Neighborhood occupancy is around the national middle with a very high share of renter-occupied units, signaling a deep tenant base, according to WDSuite s CRE market data. The property s location supports steady renter demand while leaving room for selective value-add execution.
Located in Adelanto within San Bernardino County, the neighborhood shows renter concentration well above typical levels: the share of housing units that are renter-occupied is high relative to most metro peers, indicating a broad tenant pool that can support leasing velocity and renewal stability. Neighborhood occupancy is mid-pack nationally, which suggests demand is present but operators should stay disciplined on leasing and concessions.
The property s 1984 vintage is newer than the neighborhood s average construction year (1969). That positioning can help it compete against older local stock, while investors should still plan for targeted system upgrades and common-area refreshes typical of 1980s assets.
Livability indicators are mixed. Overall amenity density is modest, yet grocery access ranks above the national middle and cafes score competitively for the area, while parks, restaurants, and pharmacies are thinner locally. For investors, this points to workforce-oriented demand where on-site amenities and management execution can be differentiators versus the neighborhood offering.
Within a 3-mile radius, recent population and household counts have trended lower, but forecasts point to growth ahead alongside smaller average household sizes. That combination typically expands the renter pool and supports occupancy stability as more, smaller households enter or remain in rental housing. Median home values in the neighborhood sit below many coastal California locations, which can introduce some competition from entry-level ownership; however, this often keeps multifamily relevant for households prioritizing flexibility and monthly cost management. Rent-to-income and value-to-income metrics suggest some affordability pressure, so operators should emphasize retention and thoughtful lease management as part of their commercial real estate analysis.
Safety indicators run weaker than many parts of the metro and the nation. The neighborhood s crime profile ranks in the lower tier among 997 metro neighborhoods and sits below the national middle, indicating comparatively higher reported incidents than many U.S. neighborhoods.
Recent trends show a year-over-year increase in both violent and property offense rates locally. For investors, the practical implications include underwriting for security features, lighting, and community engagement, plus alignment with insurer requirements. Positioning the asset with visible on-site management and safety-forward operations can help support retention and leasing even where broader neighborhood metrics are less favorable.
Proximity to regional operations in energy infrastructure, food manufacturing, aerospace, and waste services supports a workforce renter base with diverse hourly and salaried roles. Nearby nodes such as Kinder Morgan, General Mills, Lockheed Martin Aeronautics, and Waste Management offer commute-friendly employment that can aid leasing stability.
- Kinder Morgan energy infrastructure (36.3 miles)
- General Mills food manufacturing (39.3 miles)
- Lockheed Martin Aeronautics Co. aerospace (40.3 miles)
- Waste Management - Palmdale waste services (42.1 miles)
- Waste Management waste services (43.1 miles)
11661 White Ave is a 32-unit, workforce-oriented asset positioned in a renter-heavy Adelanto neighborhood. Based on CRE market data from WDSuite, neighborhood occupancy sits near the national middle while renter concentration is notably high, pointing to a deep tenant base. The 1984 vintage is newer than the area s average, offering competitive positioning versus older stock while warranting selective mechanical and common-area updates typical for its era.
Within a 3-mile radius, forward-looking projections indicate population and household growth with smaller average household sizes, which typically expands the renter pool and supports occupancy stability. Neighborhood rent-to-income and value-to-income readings imply some affordability pressure and potential competition from entry-level ownership, so asset performance will lean on disciplined lease management, retention, and right-sized value-add to maintain pricing power without overextending concessions.
- High renter-occupied share supports a deep tenant base and steady leasing
- 1984 vintage out-positions older neighborhood stock; target selective system and interior upgrades
- Forecast growth and smaller households within 3 miles point to renter pool expansion and occupancy stability
- Amenity-light area increases the value of on-site offerings and management execution
- Risk: below-average neighborhood safety and affordability pressure call for prudent underwriting and retention-focused operations