| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Good |
| Demographics | 11th | Poor |
| Amenities | 46th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14848 Sequoia St, Hesperia, CA, 92345, US |
| Region / Metro | Hesperia |
| Year of Construction | 1985 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
14848 Sequoia St, Hesperia CA Multifamily Investment
Neighborhood fundamentals point to steady renter demand with occupancy around the low-90s and a meaningful base of renter-occupied units, according to WDSuite’s CRE market data. Investors can underwrite stable operations with room for value creation tied to vintage and submarket affordability dynamics.
The property sits in Hesperia’s Inner Suburb context (B- neighborhood rating), positioned slightly below the metro median among 997 metro neighborhoods. Amenity access trends near the national middle, with dining density competitive for the area and cafes performing in the upper half nationally. School ratings track well below national norms, which can affect family-driven leasing strategies and should be reflected in unit mix positioning and marketing.
Rents in the neighborhood have risen over the past five years and remain in the upper tier nationally, while occupancy is around the national middle. Median home values are elevated versus many Inland Empire submarkets and rank in the upper national quartile, which supports sustained renter reliance on multifamily housing and can aid lease retention. The local value-to-income profile is high (top decile nationally), reinforcing the importance of rental options from a demand standpoint.
Vintage matters: built in 1985, this asset is slightly older than the neighborhood’s average 1988 construction year. That age profile suggests potential value-add through common-area upgrades, unit interior refreshes, and system modernization, balanced against capital planning for aging components. Against a regional competitive set with significant 1980s stock, thoughtful renovations can help differentiate and support pricing power.
Tenure patterns indicate a meaningful share of housing units that are renter-occupied (around two-fifths locally), pointing to a sizable tenant base and demand depth for multifamily. Within a 3-mile radius, population and households have grown over the past five years, with forecasts calling for additional household growth and a modest step-down in average household size—both consistent with a larger renter pool and continued support for occupancy stability. Contract rents within this 3-mile area have increased historically and are projected to rise further, which, alongside income growth, underscores ongoing leasing demand while requiring careful affordability and renewal management.
Safety indicators for the neighborhood are below national averages, with crime performance in the lower national percentiles and a metro rank that sits beneath the metro midpoint among 997 neighborhoods. Recent trend data shows modest year-over-year declines in both property and violent offense estimates, an encouraging directional signal that investors can monitor during hold.
In comparative terms, the area is not in the top quartile nationally for safety. For underwriting, consider security line items and daytime activation strategies, and track neighborhood-level trend movement rather than block-level assumptions.
Regional employers within commuting range help diversify the renter base, supporting workforce housing demand and retention. Key nearby nodes include energy infrastructure, food manufacturing, waste services, logistics, and medical distribution.
- Kinder Morgan — energy infrastructure (28.4 miles)
- General Mills — food manufacturing (32.6 miles)
- Waste Management — waste services (37.8 miles)
- Ryder Vehicle Sales — logistics & fleet sales (38.3 miles)
- McKesson Medical Surgical — medical distribution (39.8 miles)
This 30-unit 1985 asset offers a straightforward value-add path in a neighborhood where occupancy trends are around the national middle and renter demand is supported by elevated ownership costs and a sizable renter-occupied share. Within a 3-mile radius, population and household growth—paired with projected gains in incomes and rent levels—point to a larger tenant base that can underpin leasing and renewal strategies over a multi-year hold, based on CRE market data from WDSuite.
Renovation scope focused on interiors and common areas, plus selective system upgrades, can improve competitive positioning versus similar 1980s stock. Underwriting should also incorporate prudent assumptions for affordability pressure, school quality below national averages, and safety spending, while acknowledging recent improvements in offense trends at the neighborhood level.
- 1985 vintage with clear value-add and modernization upside versus comparable 1980s product
- Elevated ownership costs and meaningful renter-occupied share support multifamily demand depth
- 3-mile radius shows population and household growth, reinforcing tenant pipeline and occupancy stability
- Directionally improving neighborhood offense trends, with scope to enhance security and retention
- Risks: below-average school ratings, affordability pressure, and safety metrics require conservative underwriting