| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Fair |
| Demographics | 25th | Fair |
| Amenities | 59th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8939 G Ave, Hesperia, CA, 92345, US |
| Region / Metro | Hesperia |
| Year of Construction | 1980 |
| Units | 112 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8939 G Ave, Hesperia CA Multifamily Investment
Neighborhood occupancy is around 95% with a low rent-to-income profile, supporting retention and steady leasing, according to WDSuite’s CRE market data. Within this suburban pocket of the Inland Empire, renter demand is underpinned by household growth and everyday retail access rather than lifestyle amenities.
This suburban Hesperia location is driven by practical conveniences and workforce housing dynamics. Neighborhood occupancy is 94.9%, placing it above national averages and indicative of stable leasing conditions for comparable assets. Renter-occupied housing represents roughly a third of neighborhood units, signaling a meaningful but not dominant renter concentration that can broaden the tenant base without flooding the market.
Everyday services are a relative strength: grocery access sits in the top quartile nationally and pharmacies track even stronger, while restaurants are above the national median. By contrast, cafes and parks are sparse, a factor more relevant to lifestyle positioning than to essential demand drivers. The average school rating for the neighborhood is in the lower national percentiles, which may require tailored leasing strategies for family renters.
Within a 3-mile radius, demographics show recent population growth with further expansion forecast, alongside an increase in households that can enlarge the renter pool and support occupancy stability. Median incomes have risen, and neighborhood rent-to-income is modest, which can help with lease retention and reduce turnover risk. At the same time, national metrics place local home values and value-to-income higher than many areas, a high-cost ownership context that tends to sustain reliance on rentals; investors should still note signs of a gradual shift toward ownership in the surrounding area, which could introduce competition for some cohorts over time.
Relative to the Riverside–San Bernardino–Ontario metro’s 997 neighborhoods, this area is not a top performer overall but competes on essentials that matter to multifamily: occupancy resilience, day-to-day retail proximity, and a growing household base, according to WDSuite’s CRE market data. Positioning the asset for workforce households and value-focused renters aligns with the neighborhood’s demand profile.
Safety indicators compare somewhat below national norms for similar neighborhoods, based on WDSuite’s CRE market data. National percentiles for overall crime, violent offenses, and property offenses sit in the lower half nationwide, pointing to a softer comparative profile.
Recent trend data shows modest year-over-year declines in both violent and property offense rates, which is a constructive signal. As always, underwriting should focus on property-level controls (lighting, access, monitoring) and coordination with local management to support resident experience, rather than relying on block-level statistics.
Regional employment is diversified across energy infrastructure, consumer foods, waste services, logistics, and medical supplies distribution. These employers are within commuting range and can support renter demand and retention for workforce-oriented units.
- Kinder Morgan — energy infrastructure (24.9 miles)
- General Mills — consumer foods (30.3 miles)
- Waste Management — waste services (36.4 miles)
- Ryder Vehicle Sales — logistics & fleet sales (37.3 miles)
- Mckesson Medical Surgical — medical supplies distribution (38.2 miles)
This 112-unit asset benefits from neighborhood occupancy near the mid-90s, a modest rent-to-income profile, and steady household growth within a 3-mile radius — all supportive of durable tenant demand and pricing discipline. Elevated ownership costs relative to income at the neighborhood level can further sustain reliance on rentals, even as some surrounding areas trend toward higher owner shares. According to commercial real estate analysis from WDSuite, everyday retail access (grocery and pharmacy) outperforms lifestyle amenities locally, suggesting a workforce positioning strategy with emphasis on value, convenience, and operational efficiency.
Forward-looking demand is reinforced by projected gains in population and households, with rents expected to trend upward from today’s baseline. Key watch items include comparatively lower school ratings, safety that trails national benchmarks despite recent improvements, and potential competition from rising ownership in parts of the trade area. Executing on resident experience, expense control, and targeted unit/interior upgrades can help capture demand and support occupancy stability over a multi-year hold.
- Neighborhood occupancy around 95% supports stable leasing and retention
- Growing local households within 3 miles expand the renter base over time
- High-cost ownership context sustains rental demand and pricing power
- Risks: lower school ratings, below-average safety, and a gradual shift toward ownership in parts of the trade area
- Workforce positioning with convenience-focused amenities aligns with demand drivers