| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Fair |
| Demographics | 25th | Fair |
| Amenities | 59th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8956 G Ave, Hesperia, CA, 92345, US |
| Region / Metro | Hesperia |
| Year of Construction | 1985 |
| Units | 29 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8956 G Ave Hesperia Multifamily Investment Opportunity
Neighborhood occupancy is solid and sits above the metro median, supporting steady renter demand according to WDSuite’s CRE market data. With a 1985 vintage and 29 units, this asset offers operational stability with potential to modernize for better positioning.
This suburban pocket of Hesperia carries a B- neighborhood rating and shows stable fundamentals for workforce housing. Neighborhood occupancy trends are above the metro median and in the top quartile nationally, which typically supports steadier leasing and lower downtime, based on CRE market data from WDSuite. The property’s 1985 construction is slightly newer than the area’s 1980 average, suggesting a competitive position versus older stock while still leaving room for system upgrades and cosmetic updates that can drive value-add returns.
Within a 3-mile radius, population and household counts have grown and are projected to continue expanding, indicating a larger tenant base over the next several years. Median contract rents in the 3-mile radius have risen over the past five years, and rent-to-income levels at the neighborhood scale are relatively manageable, which can aid retention and limit turnover risk when managed carefully.
Local livability is mixed: grocery and pharmacy access rank above national norms, but parks and cafes are sparse. Average school ratings sit in the lower national percentiles, which investors should consider if targeting family-heavy unit mixes. Home values are elevated relative to incomes in this area, a pattern that can sustain reliance on rentals and support pricing power in well-maintained communities.
Tenure patterns within 3 miles indicate a meaningful renter-occupied share of housing units, offering depth to the tenant pool. Forward-looking data points to continued household growth, which, even with shifting tenure, can support occupancy stability and consistent leasing velocity at professionally managed multifamily properties.
Safety indicators for the neighborhood are below both metro and national medians, placing it behind many Riverside–San Bernardino–Ontario, CA neighborhoods. Nationally, the area falls below the median for both property and violent offense measures; however, recent year-over-year readings show modest improvement, with declines in both categories according to WDSuite’s CRE market data.
In practical terms, investors should factor in enhanced onsite management, lighting, and access control to support leasing and retention. As always, compare trends to peer submarkets and weigh insurance, security, and operating practices when underwriting.
Commuter access to regional employers underpins renter demand in this part of the High Desert, with proximity to energy infrastructure, food manufacturing, environmental services, logistics, and medical supply distribution that can support workforce housing.
- Kinder Morgan — energy infrastructure (24.9 miles)
- General Mills — food manufacturing (30.3 miles)
- Waste Management — environmental services (36.3 miles)
- Ryder Vehicle Sales — logistics & fleet services (37.2 miles)
- Mckesson Medical Surgical — medical supply distribution (38.1 miles)
8956 G Ave offers a 29-unit, 1985-vintage footprint in a suburban Hesperia location where neighborhood occupancy trends are above the metro median and competitive nationally. The asset’s vintage suggests room for targeted renovations—mechanical, common areas, and in-unit finishes—to strengthen positioning against older nearby stock. Household and population growth within a 3-mile radius point to a gradually expanding renter base that can support steady leasing. Ownership costs remain relatively high for the area, which helps sustain renter reliance on multifamily housing, while rent-to-income levels indicate manageable affordability that can aid retention, based on commercial real estate analysis informed by WDSuite.
Operationally, investors should underwrite for mixed neighborhood amenities and below-median school ratings, but the combination of stable occupancy, growing households, and value-add potential provides a clear path to durable performance when paired with disciplined asset management.
- Occupancy above metro median supports leasing stability
- 1985 vintage offers value-add potential through modernization
- 3-mile population and household growth expand the renter base
- Elevated ownership costs reinforce multifamily demand and pricing power
- Risks: softer school ratings, limited parks/cafes, and the need for proactive safety and onsite management