| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Poor |
| Demographics | 3rd | Poor |
| Amenities | 24th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11810 White Ave, Adelanto, CA, 92301, US |
| Region / Metro | Adelanto |
| Year of Construction | 1983 |
| Units | 22 |
| Transaction Date | 2003-07-17 |
| Transaction Price | $540,000 |
| Buyer | SOUMAKIAN GEOFFREY |
| Seller | WHITE STREET CORPORATION |
11810 White Ave, Adelanto CA Multifamily Investment
Renter demand is supported by a high share of renter-occupied units in the neighborhood and a 1983 vintage that is newer than local stock, according to CRE market data from WDSuite. The asset’s positioning favors workforce tenants while leaving room for operational and renovation upside.
The neighborhood sits within the Riverside–San Bernardino–Ontario metro and shows renter-friendly fundamentals for workforce housing. Neighborhood occupancy is around the low-90% range, and renter-occupied housing accounts for a large share of units, signaling depth in the tenant base and potential for steady leasing. The property’s 1983 construction is newer than the local average (1969), which can provide a competitive edge versus older inventory while still allowing targeted upgrades to boost rents and retention.
Amenity access is mixed. Caf e9 density ranks well (top quartile nationally) even as full-service restaurants, parks, and pharmacies are limited within the immediate area. Grocery availability trends moderately above many peers. For investors, this combination suggests daily needs can be met locally, but lifestyle amenities may be thinner than core infill submarkets.
Within a 3-mile radius, recent population and household counts contracted, yet forward-looking estimates indicate notable growth in both population and households by 2028, alongside smaller average household sizes. This points to a larger tenant base and potentially more renters entering the market, which can support occupancy stability and lease-up velocity if product is positioned correctly. Household incomes have been trending upward locally, reinforcing potential for measured rent growth without overreliance on concessions.
Ownership costs are comparatively moderate for the region, which can introduce some competition from entry-level ownership options. At the same time, rent-to-income levels imply some affordability pressure for renters, guiding prudent lease management and renewal strategies. Taken together, these dynamics suggest an approachable entry point with operational discipline as a key lever for returns.
Safety indicators trail many parts of the region and the nation, warranting conservative underwriting. The neighborhood b4s crime rank places it in the lower tier among 997 metro neighborhoods, and its national safety standing is below average. Recent year estimates indicate increases in both violent and property offenses, so investors should factor in security measures, lighting, and resident engagement to support retention and protect operating performance.
Regional employment anchors within commuting distance span energy infrastructure, food manufacturing, defense & aerospace, waste services, and logistics, supporting a broad workforce renter pool relevant to this neighborhood.
- Kinder Morgan — energy infrastructure (36.4 miles)
- General Mills — food manufacturing (39.4 miles)
- Lockheed Martin Aeronautics Co. — defense & aerospace (40.4 miles)
- Waste Management - Palmdale — waste services (42.3 miles)
- Waste Management — waste services (43.2 miles)
- Ryder Vehicle Sales — logistics & trucking (43.2 miles)
This 22-unit asset offers exposure to a renter-heavy neighborhood with occupancy around the low-90% range and a unit mix that can target workforce renters. Based on CRE market data from WDSuite, the surrounding area shows strong renter concentration, while the property b4s 1983 vintage is newer than the local average, supporting competitive positioning versus older stock and creating a path for value-add through systems updates and unit finishes.
Forward-looking 3-mile demographics indicate expansion in population and households by 2028 alongside smaller household sizes, which can enlarge the tenant base and support leasing. Amenity access is serviceable but not extensive, and safety indicators trend weaker than the metro and nation, suggesting underwriting should include security investments and conservative loss assumptions. Ownership costs remain relatively moderate regionally, creating some competition with entry-level ownership, while rent-to-income levels call for disciplined pricing and renewal strategies.
- Renter-heavy neighborhood supports demand depth and leasing stability.
- 1983 construction is newer than local average, with clear value-add and modernization levers.
- 3-mile forecasts point to population and household growth, bolstering the renter pool.
- Daily-needs amenities present; lifestyle options thinner than core infill areas.
- Risks: below-average safety metrics and affordability pressure require prudent leasing and security planning.