| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Good |
| Demographics | 8th | Poor |
| Amenities | 37th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16555 Hercules St, Hesperia, CA, 92345, US |
| Region / Metro | Hesperia |
| Year of Construction | 1986 |
| Units | 80 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
16555 Hercules St Hesperia Multifamily Investment
This 80-unit property benefits from strong neighborhood-level occupancy at 98.4% and a predominantly rental market with 56.9% renter-occupied units, according to CRE market data from WDSuite.
Located in Hesperia's inner suburban market, this neighborhood demonstrates solid rental fundamentals with 98.4% occupancy that ranks in the top 20% nationally among 997 metro neighborhoods. The area maintains a strong rental base with 56.9% of housing units renter-occupied, ranking in the top 12% nationally and indicating sustained multifamily demand.
Built in 1986, the property aligns with the neighborhood's average construction year of 1981, positioning it within established housing stock that may present value-add renovation opportunities for investors focused on capital improvements. Median contract rents of $1,121 have grown 33% over five years, while demographic data aggregated within a 3-mile radius shows household income growth of 37% over the same period, supporting rent growth sustainability.
The area provides essential amenities with 1.31 grocery stores per square mile, ranking in the 75th percentile nationally for grocery access. Park density at 0.66 per square mile ranks in the 79th percentile nationally, contributing to tenant retention factors. However, limited cafe and pharmacy density may require tenants to travel for certain services, which investors should consider when evaluating competitive positioning against properties with stronger walkable amenities.
Population growth within the 3-mile radius shows 7.2% increase over five years with forecasts projecting continued expansion through 2028. Household formation trends indicate 35.8% growth in total households projected over the next five years, expanding the potential renter pool and supporting absorption for multifamily properties in the submarket.
Crime metrics show the neighborhood ranking 352nd among 997 metro neighborhoods, placing it above the metro median for safety. Property offense rates at 409.7 per 100,000 residents have declined 31.4% year-over-year, ranking in the 74th percentile nationally for crime reduction trends. Violent offense rates remain moderate at 40.1 per 100,000 residents with a 5.7% year-over-year decrease.
These improving safety trends, combined with the neighborhood's inner suburban character, support stable tenant retention and may enhance the property's competitive position within the local rental market. Investors should monitor ongoing crime trends as part of regular market analysis and tenant satisfaction assessments.
The regional employment base includes major corporate offices within commuting distance, providing workforce housing demand for the multifamily market.
- Kinder Morgan — energy infrastructure (26.1 miles)
- General Mills — consumer goods (31.2 miles)
- Waste Management — environmental services (36.9 miles)
- Ryder Vehicle Sales — transportation services (37.7 miles)
- Mckesson Medical Surgical — healthcare distribution (38.8 miles)
This 80-unit property built in 1986 presents a value-add opportunity in a market with exceptional occupancy fundamentals and growing rental demand. The neighborhood's 98.4% occupancy rate ranks in the top 20% nationally, while 56.9% renter-occupied housing units indicate strong multifamily market depth. Commercial real estate analysis shows median rents have increased 33% over five years alongside 37% household income growth, supporting sustainable rent advancement potential.
Demographic projections within the 3-mile radius forecast 35.8% household growth through 2028, expanding the tenant base while median household income is projected to reach $80,184. The 1986 vintage aligns with neighborhood norms and may offer renovation upside for investors seeking to capture higher rents through unit improvements and building enhancements.
- Strong occupancy fundamentals with 98.4% neighborhood rate ranking top 20% nationally
- Rental-dominant market with 56.9% renter-occupied units supporting multifamily demand
- Projected 35.8% household growth through 2028 expanding tenant pool
- Value-add potential through renovation of 1986 vintage property
- Risk consideration: Limited walkable amenities may affect competitive positioning