| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Fair |
| Demographics | 9th | Poor |
| Amenities | 43rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13263 Navajo Rd, Apple Valley, CA, 92308, US |
| Region / Metro | Apple Valley |
| Year of Construction | 1978 |
| Units | 22 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
13263 Navajo Rd, Apple Valley Multifamily Investment Opportunity
Steady renter demand in an owner-leaning pocket supports occupancy durability, according to WDSuite’s CRE market data, with room for value-add given the 1978 vintage.
Apple Valley’s Inner Suburb setting offers practical livability drivers for workforce housing. Neighborhood amenities are competitive among Riverside–San Bernardino–Ontario neighborhoods (ranked 329 out of 997), with restaurants per square mile trending around the national top third, while grocery access is mid-range. Cafés and pharmacies are thinner locally, so residents rely on broader corridor retail for some daily needs.
Occupancy in the neighborhood is 95.1% and sits above the metro median, based on CRE market data from WDSuite. The share of renter-occupied housing units is about 40%, indicating a balanced, owner-leaning area that still supports a meaningful tenant base for small to mid-size multifamily assets.
Within a 3-mile radius, recent population and household growth, alongside forecasted gains through 2028, point to a larger tenant base and support for lease-up and retention. Median and mean incomes have been rising, which can help stabilize collections and renewals, while a rent-to-income profile around 20% suggests relatively lower affordability pressure versus many California submarkets.
Home values benchmark higher than the national median (around the 70th percentile), and the value-to-income ratio is elevated (nationally high percentile), signaling a high-cost ownership market that can reinforce reliance on rental housing. School ratings trend below national averages, which may shape unit mix and marketing toward workforce renters rather than family-focused segments.
Vintage context: the neighborhood’s average construction year skews to the early 1980s. With the property built in 1978, investors should underwrite capital planning and modernization to remain competitive with slightly newer stock and to capture potential value-add upside.
Safety indicators for the neighborhood trend below national medians, with violent and property offense measures sitting in lower national percentiles. Year over year, both violent and property offense estimates show improvement, according to WDSuite’s CRE market data, which helps from a leasing and retention standpoint even if conditions remain uneven compared to stronger suburban peers.
Investors should frame risk in comparative terms: performance is not top quartile nationally, yet the recent downward trend in estimated offense rates is constructive for long-term operations and community perception. Ongoing property-level measures and resident engagement typically matter more to day-to-day experience than block-level statistics.
The area participates in the broader Inland Empire commute-shed, where regional employers in energy infrastructure, consumer foods, and waste services support workforce housing demand and retention for residents willing to commute.
- Kinder Morgan — energy infrastructure (31.7 miles)
- General Mills — consumer foods (37.9 miles)
- Waste Management — waste services (44.2 miles)
13263 Navajo Rd is a 22-unit 1978 asset positioned in an owner-leaning Apple Valley neighborhood where occupancy is solid and renter demand is supported by a growing 3-mile population and household base. The vintage presents a straightforward value-add path through renovations and systems upgrades to sharpen competitiveness versus early-1980s stock, while neighborhood occupancy around 95% supports income stability.
Home values score above national medians, indicating a high-cost ownership market that can sustain reliance on rentals. At the same time, a rent-to-income profile near 20% suggests manageable resident affordability, aiding renewals and collections. According to CRE market data from WDSuite, local amenities are competitive within the metro but not top-tier, so underwriting should assume steady, needs-based demand rather than lifestyle premiums.
- Stable neighborhood occupancy with a balanced but meaningful renter base supports income durability.
- 1978 vintage offers value-add potential through interior refresh and modernization to outperform nearby early-1980s stock.
- High-cost ownership context and growing 3-mile population/households reinforce depth of tenant demand.
- Rent-to-income around 20% indicates lower affordability pressure, supporting renewals and collections management.
- Risks: thinner café/pharmacy amenities, below-median school ratings, and safety metrics below national medians may temper rent premiums.