| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Good |
| Demographics | 19th | Poor |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8671 C Ave, Hesperia, CA, 92345, US |
| Region / Metro | Hesperia |
| Year of Construction | 2009 |
| Units | 38 |
| Transaction Date | 2004-11-19 |
| Transaction Price | $600,000 |
| Buyer | FLORES LEO ELIAS |
| Seller | RD SD PROPERTIES INC |
8671 C Ave, Hesperia CA — 2009 Multifamily Asset
Newer 2009 construction in a renter-driven neighborhood where occupancy trends are stable, according to WDSuite’s CRE market data. The asset’s vintage should compete well against older local stock and support steady leasing.
The immediate neighborhood sits within the Riverside–San Bernardino–Ontario metro and shows solid occupancy at the neighborhood level, supporting baseline stability for multifamily. Renter-occupied housing is a meaningful share locally, indicating a durable tenant base for a 38-unit community.
Construction vintage averages early-1980s in this neighborhood, while the subject’s 2009 delivery provides a relative edge versus older stock. That positioning can reduce near-term capital friction and aid leasing competitiveness, though targeted system updates and common-area refreshes may still be prudent over a hold.
Within a 3-mile radius, population and households have grown in recent years and are projected to continue expanding, pointing to a larger tenant base and support for occupancy stability. Household incomes have trended higher as well, and neighborhood rents sit above national medians, per WDSuite’s commercial real estate analysis, suggesting room to sustain market-rate positioning if management focuses on retention.
Home values in the neighborhood track on the higher side relative to local incomes (high national percentile for value-to-income), creating a high-cost ownership market that tends to reinforce reliance on rental housing and support lease retention. Immediate walkable amenities are limited, so resident convenience is more auto-oriented across Hesperia and the Victor Valley corridor.
Neighborhood safety benchmarks land around the national middle, with recent improvements indicated by declining violent and property offense rates year over year, based on WDSuite’s CRE market data. This trend framing suggests incremental stability, though investors should continue to monitor local dynamics and property-level security practices as part of asset management.
Regional employment access is supported by nearby corporate operations that draw a broad workforce and can underpin renter demand and retention, including energy infrastructure, consumer foods, waste services, logistics, and medical distribution.
- Kinder Morgan — energy infrastructure (24.5 miles)
- General Mills — consumer foods (29.8 miles)
- Waste Management — waste services (35.7 miles)
- Ryder Vehicle Sales — logistics & fleet services (36.6 miles)
- Mckesson Medical Surgical — medical distribution (37.5 miles)
Delivered in 2009, this 38-unit property offers a competitive profile versus the neighborhood’s older inventory, helping support leasing and reduce near-term capital intensity. At the neighborhood level, occupancy is in the mid-90s and renter-occupied share is sizable, pointing to depth in the tenant base. Elevated ownership costs relative to incomes in the area further sustain reliance on multifamily housing, while 3-mile demographic trends indicate population and household growth that can support demand.
According to CRE market data from WDSuite, rents benchmark above national medians while remaining manageable relative to local incomes, which can aid retention with disciplined lease management. The tradeoff is thinner walkable amenities and weaker average school ratings nearby, which places a premium on on-site experience, parking, and operational execution to maintain absorption and renewal rates.
- 2009 vintage competes well against older neighborhood stock, supporting occupancy and rent positioning.
- Neighborhood-level occupancy in the mid-90s with a meaningful renter-occupied share indicates demand depth.
- High-cost ownership market reinforces renter reliance, aiding lease retention and pricing power.
- 3-mile population and household growth expands the tenant base and supports long-term absorption.
- Risk: limited immediate amenities and lower school ratings require emphasis on operations and resident experience to sustain performance.