| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Poor |
| Demographics | 9th | Poor |
| Amenities | 41st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11775 Bartlett Ave, Adelanto, CA, 92301, US |
| Region / Metro | Adelanto |
| Year of Construction | 1988 |
| Units | 45 |
| Transaction Date | 2002-05-22 |
| Transaction Price | $1,300,000 |
| Buyer | SSFS INVESTMENTS LLC |
| Seller | WALKER ROB D |
11775 Bartlett Ave, Adelanto CA Multifamily Investment
Neighborhood renter concentration is high and occupancy is steady at the area level, suggesting a durable tenant base for a 45-unit asset, according to WDSuite s CRE market data. Pricing power may be moderate given local incomes, so asset strategy should prioritize operational execution over aggressive rent lifts.
The property a0(1988 vintage) is newer than the neighborhood a0average stock from the early 1970s, which can support competitive positioning versus older product; investors should still plan for targeted modernization of systems and finishes to enhance leasing velocity and retention.
Local livability is mixed. Amenities index performance is competitive among Riverside 7San Bernardino 7Ontario neighborhoods (ranked toward the stronger half among 997), with cafe density comparing well nationally, while parks and pharmacies are limited in the immediate area. School ratings in the neighborhood benchmark lower nationally, which may influence unit mix and marketing toward renters less sensitive to school quality.
At the neighborhood level, multifamily occupancy trends indicate room for improvement relative to the metro median, but the share of housing units that are renter-occupied is elevated, signaling depth in the tenant pool and supporting demand for workforce rentals. Median home values sit around mid-pack nationally, suggesting a more accessible ownership market than coastal California; for investors, this implies steady demand but some competition with entry-level ownership options, making product differentiation and management discipline important for lease retention.
Demographic statistics are aggregated within a 3-mile radius: recent years show population and household contraction, yet projections through 2028 point to population growth, a notable increase in households, and smaller average household sizes. That combination expands the potential renter pool and can support occupancy stability if supply additions remain measured, based on CRE market data from WDSuite.
Safety indicators are mixed. The neighborhood ranks in the lower half for crime compared with the 997 neighborhoods across the Riverside 7San Bernardino 7Ontario metro, and its national safety standing is below the midpoint. For investors, this argues for visible property management, lighting, and access controls to support tenant retention.
Trend signals are constructive: both property and violent offense estimates have declined year over year, placing the area in a stronger national percentile for improvement. These directional gains can help stabilize perceptions over time, but underwriting should still account for security line items and community engagement.
Regional employment anchors within commuting range include energy infrastructure, packaged foods, defense & aerospace, and waste services employers, supporting workforce renter demand and lease retention for value-oriented units.
- Kinder Morgan d energy infrastructure (35.9 miles)
- General Mills d packaged foods (38.9 miles)
- Lockheed Martin Aeronautics Co. d defense & aerospace offices (40.4 miles)
- Waste Management d Palmdale d waste services (42.3 miles)
- Waste Management d waste services (42.8 miles)
This 45-unit, 1988-vintage asset benefits from a renter-heavy neighborhood and a workforce-oriented demand base. The property a0is relatively newer than nearby stock, offering an edge versus 1970s-era comparables while leaving room for value-add through targeted upgrades. According to CRE market data from WDSuite, neighborhood occupancy is below the metro median but stable, suggesting execution-driven upside rather than reliance on outsized rent growth.
Within a 3-mile radius, forecasts point to population growth, a sizable increase in households, and smaller average household sizes by 2028 dall supportive of renter pool expansion and lease-up resilience. Mid-range home values and modest rent-to-income levels indicate steady demand with measured pricing power; successful strategies will emphasize curb appeal, security, and cost control to drive NOI.
- Renter-occupied share is elevated, supporting depth of tenant demand at the neighborhood level.
- 1988 vintage offers competitive positioning versus older local stock with value-add potential from selective updates.
- 3-mile projections show population and household growth with smaller household sizes, expanding the renter pool.
- Mid-range ownership costs reinforce steady renter reliance while keeping pricing power balanced.
- Risks: below-metro occupancy, lower school ratings, and safety perceptions require strong management and security investments.