| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Poor |
| Demographics | 3rd | Poor |
| Amenities | 24th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 18400 Montezuma St, Adelanto, CA, 92301, US |
| Region / Metro | Adelanto |
| Year of Construction | 1984 |
| Units | 40 |
| Transaction Date | 2011-05-20 |
| Transaction Price | $880,000 |
| Buyer | DESERT STAR INVESTMENTS LP |
| Seller | EAST WEST BANK |
18400 Montezuma St Adelanto Multifamily Investment
This 40-unit property built in 1984 operates in a neighborhood with 77.8% renter-occupied housing, ranking in the top 1% nationally for rental demand concentration according to CRE market data from WDSuite.
The property operates in an Inner Suburb neighborhood within the Riverside-San Bernardino-Ontario metro area, characterized by strong rental demand fundamentals. With 77.8% of housing units renter-occupied, this neighborhood ranks in the top 1% nationally for rental market concentration, indicating sustained multifamily demand. Demographic data aggregated within a 3-mile radius shows a population of approximately 13,030 residents with median household income of $42,802.
Built in 1984, this property represents typical vintage for the area where average construction year is 1969. The older building stock creates value-add renovation opportunities while requiring careful capital expenditure planning for long-term competitiveness. Neighborhood occupancy rates of 90.3% align with metro averages, while median contract rents of $814 rank below metro medians, suggesting potential for strategic rent optimization.
Forward-looking demographics support rental demand expansion, with population projected to grow 27.9% to 16,667 residents by 2028. Household formation is expected to increase 76.9%, creating a larger tenant base. The renter share is forecast to rise to 69.4%, reinforcing multifamily demand while median rents are projected to increase 55.5% to $1,423, indicating significant rent growth potential.
Amenity density remains limited with minimal restaurant and childcare options per square mile, though grocery access ranks above average nationally. The neighborhood's D rating reflects challenges in demographics and amenities, but the exceptional rental concentration and projected growth create opportunities for investors focused on workforce housing demand.
Property crime rates in this neighborhood are estimated at 1,339 incidents per 100,000 residents annually, ranking 836th among 997 metro neighborhoods and placing in the 17th percentile nationally. Violent crime rates are lower at 142 incidents per 100,000 residents, ranking 867th among metro neighborhoods and 25th percentile nationally.
Both property and violent crime rates increased over the past year by 7.1% and 27.1% respectively, though these changes rank near metro medians for crime trends. Investors should factor security considerations into property management strategies and tenant screening processes while monitoring local law enforcement initiatives that may influence neighborhood safety dynamics.
The regional employment base includes several major corporate offices within commuting distance, supporting workforce housing demand for the area.
- Kinder Morgan — energy infrastructure (36.4 miles)
- General Mills — consumer goods (39.3 miles)
- Lockheed Martin Aeronautics Co. — defense & aerospace (40.1 miles)
- Waste Management - Palmdale — waste services (42.0 miles)
This 40-unit property built in 1984 operates in a neighborhood with exceptional rental market fundamentals, ranking in the top 1% nationally for renter-occupied housing at 77.8%. The demographic profile within a 3-mile radius shows population growth projected at 27.9% through 2028, with household formation increasing 76.9% and median rents forecast to rise 55.5% to $1,423. The 1984 construction year creates value-add renovation opportunities while current neighborhood rents of $814 suggest potential for strategic positioning as demographics strengthen.
According to multifamily property research from WDSuite, the neighborhood maintains 90.3% occupancy rates despite ranking below metro averages for demographics and amenities. The combination of strong rental demand concentration, projected population and household growth, and below-market rents creates a compelling investment thesis for investors focused on workforce housing in growing inland markets.
- Exceptional rental demand with 77.8% renter occupancy ranking top 1% nationally
- Strong demographic growth projections: 27.9% population increase and 76.9% household formation by 2028
- Rent growth potential with 55.5% projected increase from current $814 median to $1,423
- Value-add opportunity with 1984 vintage in neighborhood averaging 1969 construction
- Risk considerations include below-average neighborhood demographics and limited amenity access requiring strategic positioning