| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Poor |
| Demographics | 3rd | Poor |
| Amenities | 24th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 18355 Montezuma St, Adelanto, CA, 92301, US |
| Region / Metro | Adelanto |
| Year of Construction | 1986 |
| Units | 24 |
| Transaction Date | 2001-10-11 |
| Transaction Price | $799,500 |
| Buyer | HIGHLAND SERVICE CORP |
| Seller | MONTEZUMA VILLAS LLC |
18355 Montezuma St Adelanto Multifamily Investment
High renter-occupied concentration in the surrounding neighborhood supports tenant demand and leasing durability, according to WDSuite’s CRE market data.
Located in Adelanto within San Bernardino County’s Inland Empire, the property sits in an Inner Suburb neighborhood with everyday conveniences but limited destination amenities. Cafe density trends stronger than many peers while restaurants, parks, childcare, and pharmacies are sparse, suggesting residents rely on a modest local retail base and larger-format centers a drive away. Grocery access ranks comparatively better, which supports day-to-day livability.
For investors, the most immediate signal is tenure and occupancy: the neighborhood shows a very high share of renter-occupied housing units alongside occupancy near the low-90s, indicating depth in the tenant base and baseline absorption for workforce product. Relative to the metro’s older housing stock, a 1986 vintage positions this asset newer than the area average (1969) and potentially more competitive than mid-century properties, though systems and interiors may still warrant targeted modernization to support rents and retention.
Demographic statistics are aggregated within a 3-mile radius. Recent years reflect contraction in population and households, yet WDSuite’s forward outlook anticipates renewed population growth and a notable increase in households over the next five years alongside smaller average household sizes. That combination typically expands the renter pool and can support occupancy stability, especially for efficiently planned smaller units.
Home values track below many Southern California submarkets, which can introduce some competition from entry-level ownership but also sustains demand for rentals among households prioritizing payment flexibility. Rent-to-income readings indicate some affordability pressure, pointing to a strategy centered on durable finishes and value-focused amenities rather than premium repositioning, based on commercial real estate analysis from WDSuite.
Safety indicators for the neighborhood trend weaker than the metro average among 997 Riverside–San Bernardino–Ontario neighborhoods, and the area sits below the national middle when compared to neighborhoods nationwide. Recent year-over-year estimates show upticks in both property and violent offenses, so investors may want to underwrite for pragmatic security measures, lighting, and oversight.
Comparatively, this location does not place in the top quartile nationally for safety and ranks below the median within the 997-neighborhood metro set. Monitoring trend direction and budgeting for access control and visibility improvements can help support resident satisfaction and retention.
Commutable regional employers provide a diversified base in energy infrastructure, food manufacturing, aerospace, and environmental services, supporting renter demand and lease retention for workforce housing.
- Kinder Morgan — energy infrastructure (36.3 miles)
- General Mills — food manufacturing (39.3 miles)
- Lockheed Martin Aeronautics Co. — aerospace (40.2 miles)
- Waste Management - Palmdale — environmental services (42.1 miles)
- Waste Management — environmental services (43.1 miles)
This 24-unit, 1986-vintage asset sits in a renter-heavy Adelanto neighborhood, where a high renter-occupied share and occupancy around the low-90s point to demand depth and baseline leasing stability. Relative to older area stock, the vintage provides a competitive position, though investors should anticipate selective upgrades to interiors and building systems to reinforce retention and capture achievable rent.
Within a 3-mile radius, WDSuite’s CRE market data indicates projected population growth and a sizable increase in households alongside smaller household sizes, which typically expands the renter pool. Ownership costs are comparatively lower than many Southern California submarkets, which can create competition from entry-level ownership; balanced against this, value-oriented multifamily remains a practical option for households managing payment-to-income, suggesting steady demand with disciplined rent setting and operational focus.
- Renter-heavy neighborhood supports a broad tenant base and occupancy stability.
- 1986 vintage offers competitive positioning versus older stock with targeted value-add upside.
- Forecast growth in nearby households and smaller household sizes expands demand for rental units.
- Value-focused renovations and disciplined rent management align with local affordability dynamics.
- Risks: below-metro safety profile and limited amenity density; budget for security and pragmatic upgrades.