| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Poor |
| Demographics | 3rd | Poor |
| Amenities | 24th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12035 White Ave, Adelanto, CA, 92301, US |
| Region / Metro | Adelanto |
| Year of Construction | 1984 |
| Units | 20 |
| Transaction Date | 2010-06-24 |
| Transaction Price | $180,000 |
| Buyer | SOUMAKIAN GEOFF |
| Seller | MENDOZA MARY |
12035 White Ave Adelanto 20-Unit Value-Add Opportunity
High renter concentration in the surrounding neighborhood and steady occupancy near national norms point to durable tenant demand, according to WDSuite’s CRE market data. Projections for a larger renter pool within 3 miles strengthen the case for operational upside with disciplined capital planning.
Located in Adelanto within the Riverside–San Bernardino–Ontario metro, the property sits in a neighborhood with a renter-occupied share among the highest locally (77.8% of housing units). For investors, that depth of renter concentration translates into a broad tenant base and supports leasing continuity, even as pricing power should be calibrated to local incomes.
Neighborhood occupancy trends are near the national middle (around the mid-40s percentile), suggesting stable but competitive leasing conditions. Within a 3-mile radius, recent years show softer population and household counts, but forward-looking data indicates population and household growth with a rising share of renter households, implying a larger tenant base and potential support for occupancy stability over the medium term.
Daily convenience is mixed: cafe density ranks in the upper quartile nationally, but the broader amenity mix trails many peers, with limited parks and pharmacies nearby. Grocery access is serviceable by metro standards, yet residents may rely on adjacent corridors for additional retail and services. These dynamics favor workforce renters prioritizing value and commute trade-offs over walkable retail.
The asset’s 1984 construction is newer than the neighborhood’s average vintage (1969), which can enhance competitive positioning versus older stock. Given the property’s age, investors should still anticipate targeted systems updates and common-area improvements to capture value-add potential and support rent growth.
Home values in the neighborhood sit near the national median (51st percentile). That context can introduce some competition from entry-level ownership, so rent strategy should emphasize unit quality and resident experience. Rent-to-income levels suggest measured affordability pressure, making retention-focused lease management and amenity-light operating models prudent for minimizing turnover risk.
Safety indicators are weaker than both metro and national benchmarks. The neighborhood ranks in the lower tier for crime among 997 metro neighborhoods and sits below the national median for safety, indicating higher incident rates relative to many U.S. neighborhoods.
Recent year-over-year trends reflect increases in both violent and property offenses. Investors typically account for this through lighting, access control, and partnership with professional management to support resident comfort and protect asset performance. Comparisons should be made against submarket alternatives across the Riverside–San Bernardino–Ontario metro when assessing risk-adjusted returns.
Regional employment anchors within commuting range support a workforce renter base, with roles spanning energy infrastructure, food manufacturing, aerospace, and waste services. These employers help underpin tenant demand and retention for value-focused properties.
- Kinder Morgan — energy infrastructure (36.3 miles)
- General Mills — food manufacturing (39.4 miles)
- Lockheed Martin Aeronautics Co. — aerospace offices (40.7 miles)
- Waste Management - Palmdale — waste services (42.6 miles)
- Waste Management — waste services (43.2 miles)
This 20-unit asset at 12035 White Ave offers exposure to a high renter-density neighborhood where occupancy trends are relatively steady and the 3-mile outlook points to renter pool expansion. Based on CRE market data from WDSuite, the area’s tenant base is broad by tenure share, supporting leasing continuity while calling for prudent rent positioning aligned with local incomes.
The 1984 vintage is newer than the neighborhood norm, giving it a competitive edge versus older stock and creating a clear path for targeted value-add upgrades to drive rents and retention. Amenity depth is modest and safety metrics trail metro averages, so returns hinge on operational execution—focused CapEx, strong management, and resident experience—to capture upside while moderating risk.
- High renter concentration supports a deep tenant base and stable leasing
- 1984 vintage offers value-add potential versus older neighborhood stock
- Forecast growth within 3 miles suggests a larger renter pool over time
- Operational execution focus: modest amenity depth and safety metrics below metro norms
- Ownership accessibility near national median may introduce competition—emphasize unit quality and service to retain renters