| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 46th | Poor |
| Demographics | 3rd | Poor |
| Amenities | 24th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 18462 Montezuma St, Adelanto, CA, 92301, US |
| Region / Metro | Adelanto |
| Year of Construction | 1988 |
| Units | 32 |
| Transaction Date | 2001-10-11 |
| Transaction Price | $799,500 |
| Buyer | GHIAS SADIQ |
| Seller | HIGHLAND SERVICE CORP |
18462 Montezuma St, Adelanto CA Multifamily Investment
Neighborhood data points to a deep renter base and steady occupancy conditions, according to WDSuite’s CRE market data, which can support day‑to‑day leasing for a 32‑unit asset. Metrics cited reflect the surrounding neighborhood, not the property’s own operations.
Adelanto’s Inner Suburb setting offers basic retail coverage with grocery access performing above many peers in the region (nationally around the upper third), while cafes register competitively for the area. Park and pharmacy access are limited, so resident convenience is more car‑oriented than walk‑driven. These conditions suggest stable, value‑focused renter demand more than lifestyle‑amenity premiums, based on CRE market data from WDSuite.
The neighborhood’s housing stock skews older (average vintage 1969 among 997 metro neighborhoods), positioning a 1988 asset as comparatively newer versus much of the local inventory. That relative vintage can help the property compete for tenants, though investors should plan for typical modernization of 1980s systems to maintain positioning against both renovated legacy stock and any newer deliveries.
Renter-occupied housing is a defining feature of the area, with a renter concentration that ranks near the top among 997 metro neighborhoods. This depth of renter households supports a larger tenant pool and can aid leasing continuity for multifamily assets. Neighborhood occupancy is in the mid‑range (about 90% area occupancy), which indicates workable leasing conditions without clear excess slack.
Demographic statistics are aggregated within a 3‑mile radius. Recent years show a modest population and household pullback, but forward projections indicate population growth and a substantial increase in households alongside smaller average household sizes. For investors, that combination typically points to a broader renter pool over time and supports occupancy stability, particularly for workforce‑oriented product.
Home values in the neighborhood sit around national mid‑ranges, while rents are relatively accessible in a regional context. That affordability profile tends to sustain renter reliance on multifamily housing and can support retention, though it may constrain near‑term pricing power if household incomes lag. Lease management that balances rent growth with renewal stability will be important.
Safety indicators for the neighborhood trail both metro and national norms. Within the Riverside–San Bernardino–Ontario metro, the area ranks in the lower tier among 997 neighborhoods, and nationally it falls below the median. Property and violent offense measures have shown recent increases, so underwriting should incorporate prudent security planning and operating practices.
Regional employment is anchored by logistics, energy, manufacturing, and aerospace nodes within commuting range, which can support workforce renter demand and retention for nearby multifamily assets. The employers below represent notable drivers accessible by car.
- Kinder Morgan — energy infrastructure (36.4 miles)
- General Mills — food manufacturing/offices (39.3 miles)
- Lockheed Martin Aeronautics Co. — aerospace (40.1 miles)
- Waste Management - Palmdale — environmental services (42.0 miles)
- Ryder Vehicle Sales — transportation services (43.1 miles)
Built in 1988 with 32 units, the property sits newer than much of the surrounding housing stock, lending it competitive positioning in a renter‑heavy neighborhood. According to CRE market data from WDSuite, the area shows a high share of renter-occupied housing units and mid‑range neighborhood occupancy, both supportive of day‑to‑day leasing. Limited amenity depth suggests residents prioritize value and access to regional job centers over walkable lifestyle features, aligning the asset with workforce demand.
Investor focus points include leveraging relative vintage to capture demand, planning targeted upgrades for 1980s systems, and emphasizing renewal stability. The local affordability profile sustains renter reliance on multifamily, though rent‑to‑income readings in the area imply careful lease management to balance rent growth with retention. Safety metrics trail regional averages, so operating plans should incorporate security and community standards.
- Renter-heavy neighborhood supports a larger tenant pool and leasing continuity.
- 1988 vintage is newer than much of the area’s stock, with targeted modernization upside.
- Value-oriented location with grocery access and regional employers within driving range.
- Affordability profile sustains renter reliance but may limit near-term pricing power.
- Risk: Safety indicators trail metro/national norms; budget for security and resident engagement.