| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Good |
| Demographics | 19th | Poor |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8522 C Ave, Hesperia, CA, 92345, US |
| Region / Metro | Hesperia |
| Year of Construction | 1989 |
| Units | 100 |
| Transaction Date | 1997-03-07 |
| Transaction Price | $1,800,000 |
| Buyer | SOUTHERN CALIFORNIA FSLA |
| Seller | ABWA ASSOCIATES II |
8522 C Ave Hesperia 100-Unit Multifamily Opportunity
Neighborhood occupancy around 95% and a renter-occupied share near the mid‑40% range point to a sizable tenant base at the neighborhood level, according to WDSuite’s CRE market data. Position in Hesperia’s Inland Empire corridor supports steady renter demand relative to ownership costs.
Located in Hesperia within the Riverside–San Bernardino–Ontario metro, the property sits in an Inner Suburb neighborhood with a C- rating (ranked 880 among 997 metro neighborhoods). At the neighborhood level, occupancy trends are competitive versus many U.S. areas (nationally around the top quartile), supporting baseline stability for multifamily assets.
Vintage context matters: the asset was built in 1989, while the local neighborhood’s average construction year skews earlier (1981). This positions the property as relatively newer than much of the nearby stock, which can aid leasing competitiveness; investors should still plan for system updates and selective modernization typical for late‑1980s assets.
Tenure patterns indicate meaningful multifamily demand: the neighborhood shows a renter-occupied share in the mid‑40% range, suggesting depth in the tenant pool. Within a 3‑mile radius, population and households have grown over the past five years, with additional increases forecast through 2028, expanding the local renter pool and supporting occupancy stability. Median contract rents at the neighborhood level sit in the upper national percentiles, while rent-to-income is closer to national norms, implying manageable affordability pressure with attentive lease management.
Local lifestyle infrastructure is thinner than core urban nodes (amenities, parks, groceries, and restaurants rank near the bottom of the metro), and average school ratings trend below national medians. That profile aligns with workforce housing demand rather than amenity-driven leasing; investors should underwrite with pragmatic assumptions on walkable amenity premiums while emphasizing value, parking, and unit functionality.
Safety indicators for the neighborhood are mixed but generally close to national midpoints. Overall crime performance sits around the metro middle (ranked 402 among 997 metro neighborhoods) and roughly average nationally. Notably, estimated violent offense rates have trended down over the past year with a strong improvement compared with national peers, while property offense levels have eased modestly. Investors should evaluate property‑level measures (lighting, access control) to support retention and leasing.
Proximity to regional operations in energy infrastructure, consumer foods, waste services, logistics, and medical distribution supports a commuting tenant base and leasing durability.
- Kinder Morgan — energy infrastructure (24.3 miles)
- General Mills — consumer foods (29.5 miles)
- Waste Management — waste services (35.5 miles)
- Ryder Vehicle Sales — logistics & fleet (36.4 miles)
- Mckesson Medical Surgical — medical supplies distribution (37.3 miles)
This 100‑unit, 1989 vintage community offers scale in an Inner Suburb location where neighborhood occupancy is solid and renter concentration is meaningful, pointing to a stable tenant base. Population and household growth within a 3‑mile radius, coupled with forecasts for further increases by 2028, reinforce long‑run demand for rental housing and support steady leasing. Elevated ownership costs relative to incomes in the area tend to sustain reliance on rental options, which can aid pricing power when paired with prudent lease management.
Relative to the neighborhood’s earlier average vintage, the asset’s late‑1980s construction helps competitive positioning, though investors should underwrite for aging‑system upgrades and targeted value‑add. Based on commercial real estate analysis informed by WDSuite’s CRE market data, the submarket’s amenity footprint is limited and schools trend below national medians, so performance should lean on workforce demand, commute access, and operational execution rather than walkable amenity premiums.
- Scale and late‑1980s vintage support leasing competitiveness versus older neighborhood stock
- Neighborhood occupancy and renter concentration indicate a sizable tenant base
- 3‑mile population and household growth underpin long‑term multifamily demand
- Ownership costs reinforce rental reliance, supporting pricing power with careful lease management
- Risks: thinner amenity base and below‑median school ratings place more weight on operations and unit quality