| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Fair |
| Demographics | 25th | Fair |
| Amenities | 59th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8890 G Ave, Hesperia, CA, 92345, US |
| Region / Metro | Hesperia |
| Year of Construction | 1990 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8890 G Ave Hesperia 30-Unit Multifamily Opportunity
Positioned in a suburban pocket of Hesperia with above-median neighborhood occupancy, this 30-unit asset offers stable cash flow potential and practical value-add angles. Insights are based on CRE market data from WDSuite, highlighting steady renter demand supported by local fundamentals.
The property sits in a Suburban neighborhood rated B- (ranked near the metro median at 539 of 997 neighborhoods), suggesting balanced fundamentals rather than a speculative profile. According to WDSuite s CRE market data, neighborhood occupancy trends are above the metro median and competitive nationally, supporting day-one stability for operators.
Daily convenience is reasonable: grocery and pharmacy access track in the upper national percentiles, while restaurant density is above average. Park and cafe density are limited, which tilts the area more functional than lifestyle-driven. For investors, this mix often aligns with workforce housing demand and more needs-based leasing behavior.
Schools in the area rate below national norms (average rating around the 15th percentile nationally). That tends to lengthen average marketing time for family-oriented floor plans, but it doesn t preclude steady occupancy where pricing and value proposition are managed thoughtfully.
Renter-occupied share within the neighborhood is around three-tenths of housing units, pointing to a mixed-tenure area. Within a 3-mile radius, demographics indicate population growth over the last five years and a further increase by 2028, alongside a larger household count. This suggests a gradually expanding tenant base and supports occupancy stability. Home values sit in the upper national percentiles and the value-to-income ratio is elevated for the region, which typically reinforces reliance on multifamily. At the same time, rent-to-income ratios in the neighborhood indicate headroom for measured rent growth and lease retention when executed with disciplined lease management.
Safety indicators for the neighborhood trend below the metro average (crime rank in the lower half among 997 metro neighborhoods), and compare below national norms (national safety percentiles in the 30s). That said, recent year-over-year readings show modest declines in both property and violent offenses, signaling incremental improvement. Investors should underwrite with prudent security, lighting, and operations planning while noting the directional trend.
Regional employment access is anchored by logistics, consumer goods, and industrial services within commuting range, supporting workforce housing demand and lease retention. Nearby employers include Kinder Morgan, General Mills, Waste Management, Ryder Vehicle Sales, and McKesson Medical Surgical.
- Kinder Morgan industrial energy infrastructure (24.9 miles)
- General Mills consumer packaged goods (30.3 miles)
- Waste Management environmental services (36.3 miles)
- Ryder Vehicle Sales transportation & fleet services (37.2 miles)
- McKesson Medical Surgical healthcare distribution (38.1 miles)
Built in 1990, the asset is newer than the neighborhood s average vintage and can compete well against older stock, while leaving room for targeted modernization to drive rents and retention. Neighborhood occupancy trends run above the metro median, and within a 3-mile radius both population and households are projected to rise, expanding the tenant base and supporting stable leasing. According to CRE market data from WDSuite, ownership costs in the area are elevated relative to incomes, which typically sustains multifamily demand, while rent-to-income levels suggest room for disciplined pricing without overextending residents.
Key underwriting considerations include below-average school ratings, lighter park/cafe amenities, and safety metrics that trail metro norms, balanced by a strong base of needs-driven retail and commutable employment centers. Forward demand signals point to steady renter pool expansion with measured rent growth potential when paired with operational discipline.
- 1990 vintage offers competitive positioning versus older local stock with actionable modernization upside
- Above-median neighborhood occupancy supports day-one stability and leasing durability
- 3-mile growth in population and households expands the tenant base and supports absorption
- Elevated ownership costs and manageable rent-to-income ratios favor sustained multifamily demand
- Risks: below-average school ratings, limited lifestyle amenities, and safety readings below metro norms