| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Good |
| Demographics | 19th | Poor |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8809 C Ave, Hesperia, CA, 92345, US |
| Region / Metro | Hesperia |
| Year of Construction | 2006 |
| Units | 40 |
| Transaction Date | 1999-11-02 |
| Transaction Price | $120,000 |
| Buyer | INVESTMENT CONCEPTS INC |
| Seller | LEWIS WILLIAM C TR |
8809 C Ave Hesperia Multifamily Investment
Neighborhood occupancy is solid and renter demand is supported by a sizable renter-occupied housing base, according to WDSuite s CRE market data. Investors should view this submarket as a steady, workforce-oriented location with pricing set below major coastal metros.
The property sits in Hesperia s Inner Suburb within the Riverside San Bernardino Ontario metro. Neighborhood occupancy is reported at 95.3%, which is above the metro median and in the top quartile nationally, based on CRE market data from WDSuite. That level of stabilization typically supports predictable leasing, especially for well-managed workforce product.
Renter concentration in the neighborhood is 46.0% of housing units, ranking competitively among metro peers (top quartile nationally). For multifamily investors, this indicates a deeper tenant base and demand resilience across economic cycles. Median home values in the neighborhood sit in a higher national bracket (around the 73rd percentile), a high-cost ownership context that tends to sustain reliance on rental options and can aid lease retention.
Amenities within the immediate neighborhood are sparse (limited retail, parks, childcare, and cafes by metro rank), so most residents likely rely on nearby corridors for daily needs. Average public school ratings benchmark below national medians, though they are competitive among metro neighborhoods; operators should calibrate marketing and retention strategies accordingly. These dynamics often position properties like this as practical choices for value-oriented renters seeking larger floor plans and parking access typical of suburban product.
Within a 3-mile radius, population and households have expanded over the last five years, with additional growth projected by 2028. This larger tenant base and expected increase in households point to ongoing demand for rental units and support for occupancy stability. Rent levels in the neighborhood are middle-market by national context, and rent-to-income signals suggest manageable affordability pressure for many households, which can reinforce renewals and reduce turnover risk as part of disciplined commercial real estate analysis.
Safety indicators in the neighborhood are around the national median overall, with crime ranked competitively among the 997 metro neighborhoods. Recent trends show improvement: the estimated violent offense rate declined by 31.5% year over year (top-quartile improvement nationally), while property offenses also moved down modestly. As always, investors should underwrite to submarket-level trends rather than block-level assumptions and pair this with on-site management practices.
The surrounding employment base includes energy infrastructure, food manufacturing, waste services, logistics, and medical distribution, which together support a broad workforce renter pool and commute convenience for residents.
- Kinder Morgan energy infrastructure (24.7 miles)
- General Mills food manufacturing (29.9 miles)
- Waste Management waste services (35.9 miles)
- Ryder Vehicle Sales logistics & fleet services (36.8 miles)
- Mckesson Medical Surgical medical distribution (37.7 miles)
Built in 2006, this 40-unit asset is newer than the area s average 1980s-vintage housing stock, offering relative competitiveness versus older properties while leaving room for targeted updates as systems age. Neighborhood occupancy of 95.3% is above the metro median and top quartile nationally, and the renter-occupied share of housing is also in the top quartile, together indicating depth of tenant demand and support for leasing stability. Elevated neighborhood home values versus the U.S. help sustain rental reliance, while neighborhood rent levels and rent-to-income readings point to balanced affordability and potential renewal strength.
Within a 3-mile radius, recent population and household growth with further expansion projected by 2028 suggests a larger tenant base and continued multifamily demand. According to CRE market data from WDSuite, safety trends have been improving on violent offenses, and steady mid-market rents align with workforce appeal. Investors may find a pragmatic value-add path through unit refreshes, amenities that offset limited nearby retail, and strong operations focused on retention.
- Newer 2006 vintage versus neighborhood average, supporting competitive positioning with optional value-add
- Above-metro, top-quartile occupancy with strong renter concentration supports leasing stability
- High-cost ownership context reinforces renter reliance and potential retention
- 3-mile population and household growth expands the tenant base and supports demand
- Risks: limited nearby amenities and below-average school ratings; underwrite to sustained property offense levels and invest in on-site management/lighting