| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Fair |
| Demographics | 25th | Fair |
| Amenities | 59th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16576 Sultana St, Hesperia, CA, 92345, US |
| Region / Metro | Hesperia |
| Year of Construction | 1999 |
| Units | 89 |
| Transaction Date | 2014-11-17 |
| Transaction Price | $4,700,000 |
| Buyer | SANTA FE HESPERIA AR LP |
| Seller | 89 SANTA FE APARTMENTS LP |
16576 Sultana St Hesperia Multifamily Investment
Neighborhood occupancy remains above national averages and household counts within 3 miles are expanding, according to WDSuite’s CRE market data, pointing to durable renter demand for well-managed assets.
The property sits in a suburban Hesperia neighborhood rated B- and positioned around the metro median (ranked 539 of 997 Riverside–San Bernardino–Ontario neighborhoods). Neighborhood occupancy is strong at the area level and tracks above the national average (71st percentile), supporting income stability for multifamily owners when paired with disciplined leasing.
Livability signals are mixed. Grocery access tests well relative to U.S. peers (73rd percentile) and pharmacies are even stronger (82nd percentile), while parks and cafes are limited locally. Average school ratings in the neighborhood score in the lower national percentiles, which investors may weigh when targeting renter profiles and marketing.
Tenure skews more owner-occupied, with about 30% of housing units renter-occupied at the neighborhood level. This typically indicates a thinner but steady renter pool rather than transient demand, suggesting consistent but measured absorption for professionally operated multifamily. Median home values are elevated for the area context and the value-to-income ratio sits high nationally, which can reinforce reliance on rentals; simultaneously, a low rent-to-income ratio indicates rents remain relatively manageable, aiding retention.
Within a 3-mile radius, demographics point to a larger tenant base over time: population and households have grown in recent years, and projections call for continued population growth and a sizable increase in households by 2028. This combination generally supports occupancy stability and leasing velocity for well-positioned communities.
Safety trends should be evaluated with a neighborhood lens rather than at the property level. This neighborhood ranks 686 out of 997 in the metro for crime, indicating it is below the metro median for safety and compares weaker than many U.S. neighborhoods (39th national percentile). That said, recent estimates show year-over-year declines in both violent and property offenses at the neighborhood level, suggesting gradual improvement.
Investors often address this profile through active on-site management, lighting and access controls, and resident engagement, while underwriting conservatively and benchmarking against comparable Riverside–San Bernardino–Ontario submarkets.
Regional employment is driven by energy infrastructure, packaged foods, environmental services, logistics, and medical distribution, supporting commute-oriented renter demand for workforce housing.
- Kinder Morgan — energy infrastructure (24.9 miles)
- General Mills — packaged foods (30.0 miles)
- Waste Management — waste services (35.9 miles)
- Ryder Vehicle Sales — logistics & fleet (36.8 miles)
- Mckesson Medical Surgical — medical distribution (37.8 miles)
16576 Sultana St offers 89 units built in 1999, a newer vintage relative to the neighborhood’s older housing stock. That positioning can enhance competitiveness versus nearby legacy properties while leaving room for targeted system updates or light renovations to support rent growth and resident retention. At the neighborhood level, occupancy is above national norms and rent burdens are comparatively manageable, which can underpin cash flow stability.
Within a 3-mile radius, population and households have been growing and are projected to continue expanding, pointing to a larger renter pool over the medium term. Area home values and ownership costs remain elevated relative to incomes, which can sustain rental demand, while grocery and pharmacy access is solid. Based on commercial real estate analysis from WDSuite, these fundamentals compare favorably to many U.S. suburban submarkets, though investors should underwrite to a more owner-leaning tenure mix and monitor local safety outcomes.
- 1999 vintage and 89-unit scale provide competitive positioning versus older local stock with selective value-add potential
- Neighborhood occupancy above national averages supports income stability with disciplined leasing
- 3-mile population and household growth expand the tenant base and support leasing velocity
- Elevated ownership costs reinforce reliance on rentals; rents appear manageable relative to incomes
- Risks: owner-leaning tenure, limited parks/cafes, and below-metro safety require prudent operations and underwriting