| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Fair |
| Demographics | 25th | Fair |
| Amenities | 59th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9051 G Ave, Hesperia, CA, 92345, US |
| Region / Metro | Hesperia |
| Year of Construction | 1976 |
| Units | 113 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
9051 G Ave, Hesperia CA — 113-Unit Multifamily Investment
Neighborhood occupancy trends in the mid-90% range and a meaningful renter base point to durable leasing, based on CRE market data from WDSuite. For investors, the submarket s high-cost ownership context reinforces rental demand while keeping pricing power balanced rather than speculative.
The property sits in a suburban pocket of Hesperia within the Riverside San Bernardino Ontario metro, where neighborhood occupancy is above the metro median (ranked 487 out of 997 neighborhoods), according to WDSuite s CRE market data. That positioning supports near-term leasing stability relative to many metro peers.
Local living fundamentals skew toward everyday convenience rather than lifestyle density: grocery and pharmacy access perform above national medians (roughly 73rd and 82nd percentiles), while restaurants are moderate and cafes and parks are limited. Average school ratings trail national norms (around the 15th percentile), which tilts the area toward workforce housing rather than school-driven demand.
Tenure patterns suggest depth for rentals: the immediate neighborhood shows a renter-occupied share around one-third, and within a 3-mile radius renters comprise roughly two-fifths of housing units. This breadth of renter households provides a larger tenant base and supports occupancy stability, even as household sizes trend slightly smaller in the area.
Home values benchmark above national medians and value-to-income ratios are elevated versus many U.S. neighborhoods, implying a high-cost ownership market in context. For multifamily, that typically sustains renter reliance on apartments and can aid retention and lease management. Notably, the subject was built in 1976, a bit older than the neighborhood s average vintage (1980), pointing to potential value-add through renovations and targeted capital planning that can enhance competitiveness against newer stock.
Safety signals are mixed in comparative terms. Within the Riverside San Bernardino Ontario metro, the neighborhood s crime rank sits on the safer side of the spectrum relative to many peers, but national percentiles indicate it trends below the U.S. median for safety. Recent year-over-year shifts are directionally favorable, with estimated violent and property offense rates moving lower, which can support leasing stability if the trend persists.
Proximity to regional employers supports workforce renter demand and commute convenience, including Kinder Morgan, General Mills, Waste Management, Ryder Vehicle Sales, and McKesson Medical Surgical.
- Kinder Morgan energy infrastructure (25.0 miles)
- General Mills consumer foods (30.4 miles)
- Waste Management waste services (36.4 miles)
- Ryder Vehicle Sales logistics & fleet sales (37.4 miles)
- McKesson Medical Surgical medical distribution (38.3 miles)
This 1976, 113-unit asset offers a straightforward workforce housing thesis: neighborhood occupancy is above the metro median and the 3-mile area maintains a sizable renter pool, supporting demand depth and day-to-day leasing. Elevated home values relative to incomes in the area reinforce reliance on rental housing, which can bolster retention and pricing discipline without leaning on speculative growth. According to CRE market data from WDSuite, neighborhood amenities favor essentials (groceries, pharmacies) over lifestyle density, aligning with stable, needs-based tenancy.
Operationally, vintage implies value-add potential through unit and systems modernization to enhance competitiveness versus newer supply. Forward-looking demographics within 3 miles show growth in population and households, expanding the tenant base; however, a gradual tilt toward ownership in forecasts suggests monitoring potential competition from for-sale housing as incomes rise.
- Above-metro-median neighborhood occupancy supports cash flow durability
- High-cost ownership context sustains renter reliance and aids retention
- Essentials-oriented amenities (grocery, pharmacy) align with workforce demand
- 1976 vintage offers value-add opportunity via renovations and system upgrades
- Risk: potential shift toward ownership and limited lifestyle amenities may temper rent growth