| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Good |
| Demographics | 39th | Fair |
| Amenities | 23rd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15815 Potomac Rd, Apple Valley, CA, 92307, US |
| Region / Metro | Apple Valley |
| Year of Construction | 1985 |
| Units | 20 |
| Transaction Date | 2015-05-26 |
| Transaction Price | $1,380,000 |
| Buyer | CASILLAS JESUS |
| Seller | NANDA VIR KUMAR |
15815 Potomac Rd Apple Valley Multifamily Investment
This 20-unit property benefits from strong neighborhood occupancy rates at 98.5%, ranking in the top 10% nationally. According to CRE market data from WDSuite, the area shows resilient rental demand with projected household growth through 2028.
The Apple Valley neighborhood presents a suburban rental environment with strong fundamentals for multifamily investors. Built in 1985, this property aligns with the neighborhood's average construction year, suggesting consistent building stock that may offer value-add renovation opportunities. Neighborhood occupancy rates of 98.5% rank in the top decile nationally among 997 metro neighborhoods, indicating exceptional rental demand stability.
Demographics within a 3-mile radius show a population of approximately 31,300 residents with projected growth to 33,500 by 2028. Household formation is expected to increase 38.6% over the next five years, expanding the renter pool and supporting occupancy fundamentals. The area maintains a 44.8% renter-occupied housing share, providing a substantial tenant base for multifamily properties.
Median contract rents of $1,150 have grown 34.9% over five years, with projections indicating continued upward momentum to $1,693 by 2028. The neighborhood's median household income of $68,778 creates manageable rent-to-income ratios that support tenant retention. Home values averaging $428,835 with 44.9% five-year appreciation reinforce rental demand by maintaining elevated ownership costs relative to rental options.
Amenity density remains limited with minimal retail and dining options per square mile, though this suburban character appeals to families seeking quieter residential environments. The area shows above-average childcare availability, supporting the substantial family demographic that comprises the local renter base.
Safety metrics for the Apple Valley neighborhood show moderate performance relative to regional comparisons. Property crime rates of 351.6 incidents per 100,000 residents rank the neighborhood in the middle tier among 997 metro neighborhoods, with recent trends showing a 5.2% decline year-over-year.
Violent crime remains relatively contained at 25.8 incidents per 100,000 residents, with a notable 34.5% decrease over the past year. This improvement trend ranks the neighborhood in the upper quartile nationally for violent crime reduction, suggesting enhanced community safety dynamics that can support tenant retention and property values.
The Apple Valley area benefits from proximity to major corporate employers in the Inland Empire, providing workforce housing opportunities for commuting professionals.
- Kinder Morgan — energy infrastructure (33.5 miles)
- General Mills — food manufacturing (38.4 miles)
- Waste Management — environmental services (43.7 miles)
- Ryder Vehicle Sales — transportation services (44.3 miles)
The 15815 Potomac Road property offers compelling fundamentals anchored by exceptional neighborhood occupancy performance and demographic tailwinds. Built in 1985, the asset presents value-add renovation potential while benefiting from a market environment where occupancy rates rank in the top decile nationally. Projected household growth of 38.6% through 2028 supports sustained rental demand, while median rent growth of 34.9% over five years demonstrates pricing power in the local market.
Commercial real estate analysis indicates the Apple Valley submarket maintains favorable supply-demand dynamics with limited new construction competing against existing inventory. The property's suburban positioning appeals to family renters seeking affordability compared to coastal California markets, while elevated home ownership costs sustain rental demand across income segments.
- Neighborhood occupancy rates of 98.5% rank in top 10% nationally among 997 metro neighborhoods
- Projected 38.6% household growth through 2028 expands renter pool and supports absorption
- 1985 construction year offers value-add renovation upside with modern amenity integration
- Median rent growth of 34.9% over five years demonstrates strong pricing power
- Risk consideration: Limited amenity density may impact tenant retention compared to urban alternatives