| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Poor |
| Demographics | 3rd | Poor |
| Amenities | 24th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 18125 Bellflower St, Adelanto, CA, 92301, US |
| Region / Metro | Adelanto |
| Year of Construction | 1985 |
| Units | 49 |
| Transaction Date | 2014-10-08 |
| Transaction Price | $1,580,000 |
| Buyer | RAINTREE LLC |
| Seller | SPRINGFIELD LLC |
18125 Bellflower St Adelanto Multifamily Investment
This 49-unit property built in 1985 operates within a neighborhood featuring a 99th percentile rental share nationally, indicating strong renter demand according to CRE market data from WDSuite.
The Adelanto neighborhood demonstrates strong rental fundamentals with 77.8% of housing units occupied by renters, ranking in the 99th percentile nationally among 997 metro neighborhoods. This exceptional rental concentration supports consistent tenant demand and reduces competition from ownership alternatives. Neighborhood-level occupancy stands at 90.3%, providing stability for lease management and renewal planning.
Built in 1985, this property predates the neighborhood's 1969 average construction year, positioning it for potential capital improvements or value-add renovations that could enhance competitive positioning. Demographics within a 3-mile radius show 57.2% of housing units are renter-occupied, with household counts projected to increase 75.4% by 2028, expanding the potential tenant base significantly.
The neighborhood's median contract rent of $814 ranks in the lower tier compared to metro averages, creating affordability advantages for tenant retention while offering potential upside through strategic improvements. However, limited amenity density presents challenges, with zero restaurants, parks, and pharmacies per square mile, though grocery access remains adequate at 0.79 stores per square mile.
Income dynamics show a median household income of $33,154 within the neighborhood, with projections indicating growth to $50,426 by 2028. The rent-to-income ratio of 0.29 suggests manageable affordability pressure, though operators should monitor renewal rates given the lower income base compared to regional averages.
Crime metrics show the neighborhood ranking 868th among 997 metro neighborhoods for overall crime, placing it in the 27th percentile nationally. Property offense rates stand at 1,339 incidents per 100,000 residents annually, while violent crime rates are 142 incidents per 100,000 residents, both tracking below more urbanized areas in the region.
Recent trends indicate property crime increased 7.1% year-over-year and violent crime rose 27.1%, though these changes align with broader regional patterns rather than localized concerns. Investors should factor standard security measures and tenant screening protocols into operational planning, while recognizing that suburban locations often present different risk profiles than dense urban markets.
Regional employment is anchored by major corporate offices within commuting distance, supporting workforce housing demand for the broader Riverside-San Bernardino metro area.
- Kinder Morgan — energy infrastructure (36.1 miles)
- General Mills — food manufacturing (38.9 miles)
- Lockheed Martin Aeronautics Co. — defense & aerospace (39.9 miles)
- Waste Management - Palmdale — environmental services (41.7 miles)
The 18125 Bellflower Street property offers exposure to one of California's strongest rental markets by tenure concentration, with 77.8% renter occupancy ranking in the 99th percentile nationally. Demographic projections show household growth of 75.4% through 2028, significantly expanding the tenant pool while median rents are forecast to increase 57.6% over the same period. The 1985 construction vintage provides value-add renovation opportunities to capture rent premiums as the market strengthens.
Current neighborhood occupancy of 90.3% demonstrates operational stability, while the low median household income base of $33,154 creates both affordability advantages for tenant retention and income growth potential as regional employment expands. However, limited local amenities and below-average crime rankings require careful tenant screening and property management strategies.
- Exceptional 99th percentile rental concentration supports consistent demand
- Projected 75.4% household growth through 2028 expands tenant base
- 1985 vintage enables value-add renovation upside
- Below-market rents provide pricing power potential
- Risk factors include limited amenities and income base requiring active management