| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Good |
| Demographics | 19th | Poor |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8808 C Ave, Hesperia, CA, 92345, US |
| Region / Metro | Hesperia |
| Year of Construction | 1988 |
| Units | 35 |
| Transaction Date | 1999-11-29 |
| Transaction Price | $2,675,000 |
| Buyer | COUNTRYSIDE VILLAS 53 LP |
| Seller | LEWIS WILLIAM C |
8808 C Ave Hesperia, CA Multifamily Investment
Neighborhood occupancy trends sit above the metro median, supporting steady renter demand, according to WDSuite’s CRE market data. This Inner Suburb location offers durable workforce housing dynamics suited to long-hold strategies informed by careful commercial real estate analysis.
Situated in Hesperia within the Riverside–San Bernardino–Ontario metro, the neighborhood rates C- with an Inner Suburb profile. According to CRE market data from WDSuite, neighborhood occupancy levels are above the metro median and in the top quartile nationally, a constructive backdrop for maintaining leasing velocity and minimizing downtime.
The property’s 1988 vintage is newer than the neighborhood’s average construction year (1981). That positioning can help competitiveness versus older stock, while investors should still plan for targeted modernization of aging systems and common areas to support rent positioning.
Renter-occupied housing represents a meaningful share of local units (above many U.S. neighborhoods), indicating a solid tenant base for multifamily owners. Within a 3-mile radius, demographics show recent population growth and an increase in households with a modest reduction in average household size—factors that generally expand the renter pool and support occupancy stability.
Local walkable amenities are limited in the immediate area (few cafes, groceries, parks, or restaurants), so residents typically access retail and services by car. Average school ratings in the neighborhood sit below national norms; for workforce-oriented assets, that can be offset by larger household sizes and rent levels that remain workable for a wide income mix. Neighborhood housing fundamentals and home values rank in the top quartile nationally, and a high-cost ownership market in San Bernardino County can reinforce reliance on multifamily rentals. Rent-to-income metrics suggest measured affordability for renters, aiding retention but tempering near-term rent push assumptions.
Safety indicators for the neighborhood track near the national middle based on WDSuite’s CRE market data, with overall crime levels competitive among Riverside–San Bernardino–Ontario neighborhoods (402 out of 997 metro neighborhoods). Recent trends show year-over-year declines in violent incidents that outperform many U.S. neighborhoods, while property crime remains somewhat elevated versus national norms.
For underwriting, this points to a stable risk profile with improving violent-crime trends. Owners commonly emphasize lighting, access control, and resident engagement to support retention and protect NOI in submarkets with mixed safety signals.
Regional employment is anchored by corporate offices within commuting range, supporting a broad workforce renter base and lease stability. Key employers include Kinder Morgan, General Mills, Waste Management, Ryder Vehicle Sales, and McKesson Medical Surgical.
- Kinder Morgan — energy infrastructure (24.6 miles)
- General Mills — consumer foods (29.8 miles)
- Waste Management — environmental services (35.7 miles)
- Ryder Vehicle Sales — transportation & logistics (36.6 miles)
- McKesson Medical Surgical — healthcare distribution (37.6 miles)
8808 C Ave offers a workforce-oriented unit count in a neighborhood where occupancy trends sit above the metro median and within the top quartile nationally, signaling durable leasing fundamentals. The asset’s 1988 construction is newer than the area’s average vintage, providing a competitive edge versus older stock while leaving room for focused value-add through system updates and cosmetic enhancements. Demographic data aggregated within a 3-mile radius shows population growth and a notable increase in households, expanding the tenant base and supporting steady absorption. According to WDSuite’s CRE market data, elevated ownership costs in the county sustain rental reliance, while rent-to-income readings indicate manageable affordability—favorable for retention but calling for disciplined rent growth targets.
Key considerations include limited walkable amenities and below-average school ratings, which place more weight on unit quality, management, and parking. Safety metrics trend around the national middle with improving violent-crime indicators, suggesting a pragmatic, operations-focused approach can preserve occupancy and NOI.
- Above-median neighborhood occupancy supports leasing stability and lower downtime
- 1988 vintage outpositions older local stock with targeted value-add potential
- 3-mile radius shows population and household growth, expanding the renter pool
- Elevated ownership costs reinforce multifamily demand; balanced rent-to-income aids retention
- Risks: limited walkable amenities and below-average schools require stronger on-site experience and management