| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Good |
| Demographics | 19th | Poor |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16700 Muscatel St, Hesperia, CA, 92345, US |
| Region / Metro | Hesperia |
| Year of Construction | 1991 |
| Units | 58 |
| Transaction Date | 1999-09-08 |
| Transaction Price | $789,000 |
| Buyer | SUNSET POINTE 58 LTD |
| Seller | FRIEND DEVELOPMENT HESPERIA LLC |
16700 Muscatel St, Hesperia CA Multifamily Investment
Neighborhood occupancy has been resilient and above the metro median, according to WDSuite’s CRE market data, supported by a sizable renter-occupied share and ownership costs that tend to sustain rental demand.
Hesperia’s inner-suburban setting offers car-oriented convenience with daily needs typically reached by short drives. Amenity density is limited in the immediate neighborhood (few cafes, groceries, parks, or pharmacies), which places a premium on on-site features and parking for renter appeal. Average school ratings in the area are below national norms, so marketing may lean more on value, space, and commute access than on school-driven demand.
From an investment lens, the neighborhood’s occupancy is above the metro median and stronger than many areas nationally, suggesting reasonable leasing stability. The share of housing units that are renter-occupied is elevated for the metro, indicating a deeper tenant base and consistent multifamily demand. Elevated home values relative to incomes locally point to a high-cost ownership market, which can reinforce renter reliance on multifamily housing and support pricing power when managed carefully.
Demographic statistics aggregated within a 3-mile radius show population and household counts have grown over the past five years and are projected to continue rising by 2028, expanding the potential renter pool. Incomes have been trending higher, while rent levels have also advanced and are forecast to increase further, which underscores the importance of affordability positioning and retention strategy for sustained occupancy.
Vintage context matters: the property’s 1991 construction is newer than the neighborhood’s average 1980s housing stock. This typically offers competitive positioning versus older assets, though investors should still plan for targeted system upgrades and common-area refreshes to meet current renter expectations.
Safety indicators are mixed but generally comparable to regional and national norms. Overall crime performance sits above the metro median among 997 Riverside–San Bernardino–Ontario neighborhoods, with national placement around the middle of the pack. Property-related incidents track weaker than violent crime measures, which read closer to national averages.
Trend-wise, recent data show meaningful improvement in violent incident rates year over year, while property offense levels have moderated but remain an area to monitor. Investors should focus on standard measures—lighting, access control, and resident engagement—to support retention and reinforce leasing stability over time.
Nearby employment nodes include energy infrastructure, food manufacturing, waste services, logistics, and medical supply distribution, supporting workforce housing demand and practical commute times for renters.
- Kinder Morgan — energy infrastructure (24.6 miles)
- General Mills — food manufacturing (29.8 miles)
- Waste Management — waste services (35.8 miles)
- Ryder Vehicle Sales — logistics & transport (36.7 miles)
- Mckesson Medical Surgical — medical supply distribution (37.6 miles)
This 58-unit asset built in 1991 benefits from neighborhood occupancy that sits above the metro median, signaling durable leasing conditions versus many peer areas. A relatively high renter-occupied share and a high-cost ownership environment support a deeper tenant base and potential pricing power when paired with disciplined lease management. According to CRE market data from WDSuite, rents and incomes have been rising locally, while population and household growth within a 3-mile radius point to ongoing renter pool expansion.
The property’s vintage is newer than much of the surrounding 1980s stock, offering competitive positioning; however, targeted upgrades to common areas and building systems may be prudent to meet current renter expectations. Investors should balance the strengths in occupancy and demand drivers with measured risk management around property crime exposure, below-average school ratings, and limited immediate amenities.
- Neighborhood occupancy above the metro median supports leasing stability
- High-cost ownership market reinforces depth of the renter base
- 1991 vintage offers competitive positioning versus older local stock
- 3-mile population and household growth expand the tenant pipeline
- Risks: limited nearby amenities, below-average school ratings, and property-crime management needs