| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Fair |
| Demographics | 25th | Fair |
| Amenities | 59th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9055 Santa Fe Ave E, Hesperia, CA, 92345, US |
| Region / Metro | Hesperia |
| Year of Construction | 2009 |
| Units | 60 |
| Transaction Date | 2008-11-05 |
| Transaction Price | $1,860,000 |
| Buyer | SAN REMO HESPERIA II LIMITED PARTNERSHIP |
| Seller | PALM DESERT DEVELOPMENT COMPANY |
9055 Santa Fe Ave E, Hesperia Multifamily Investment
Neighborhood fundamentals point to steady renter demand and mid-90s occupancy levels in this suburban pocket of the Inland Empire, according to WDSuite s CRE market data. The 2009 vintage positions the asset competitively versus older local stock while keeping capital planning balanced.
The property sits in a suburban neighborhood (B- rating) that is roughly at the metro median among 997 Riverside San Bernardino Ontario neighborhoods. Local occupancy in the neighborhood trends above the national median and is above the metro median, supporting baseline stability for multifamily investors.
Daily-needs access is a relative strength: grocery and pharmacy presence ranks in the upper half nationally (around the 70 80th percentiles), while cafes and parks are limited, indicating a more car-oriented living pattern. For leasing narratives, this mix supports day-to-day convenience but suggests fewer lifestyle amenities within immediate reach.
The building s 2009 construction is newer than the neighborhood s average vintage (around 1980), which can enhance competitive positioning versus older comparables and temper near-term capex, though investors should still underwrite for system modernization as assets approach mid-life.
Within a 3-mile radius, demographics point to a growing renter base: population and households have expanded over the past five years, with forecasts calling for additional population growth and a sizable increase in households by 2028. This trajectory supports a larger tenant base and helps occupancy resilience. Renter-occupied share within 3 miles is materially present, providing depth for workforce-oriented product, though neighborhood-level renter concentration is closer to about one-third a nuance for demand planning and unit mix strategy.
Home values are elevated for the area relative to incomes, and rent-to-income levels sit in favorable territory for lease retention, based on CRE market data from WDSuite. In practice, this can sustain multifamily demand as ownership remains a higher-cost alternative for many households, while giving operators some pricing power with attention to affordability pressure.
Safety indicators in this neighborhood track below national averages, with crime measures landing in lower national percentiles. Within the Riverside San Bernardino Ontario metro, the neighborhood ranks on the less favorable side of the spectrum among 997 neighborhoods. Recent trends show year-over-year declines in both violent and property offenses, which is a constructive signal but warrants continued monitoring in underwriting and operations.
Investors should frame this as a management and resident-experience consideration: proactive security measures, lighting, and partnerships with local resources can help support retention and leasing in submarkets with mixed safety trends.
Regional employers within commuting distance help underpin renter demand, particularly for workforce housing. Notable nearby names include Kinder Morgan, General Mills, Waste Management, Ryder Vehicle Sales, and McKesson Medical Surgical.
- Kinder Morgan energy infrastructure (24.9 miles)
- General Mills food manufacturing & distribution (30.1 miles)
- Waste Management environmental services (36.0 miles)
- Ryder Vehicle Sales logistics & fleet services (36.9 miles)
- McKesson Medical Surgical healthcare distribution (37.8 miles)
This 60-unit, 2009-vintage asset benefits from a neighborhood where occupancy performance trends above both national medians and the metro median, supporting cash flow stability. The property s newer construction relative to the local 1980 average enhances its competitive set positioning, with potential to capture steady demand from households priced out of ownership or prioritizing rental flexibility.
Within a 3-mile radius, population and household growth, alongside income gains, indicate a larger tenant base and support for absorption over the next cycle. At the same time, school ratings trail national norms and lifestyle amenities are thinner locally, suggesting that asset performance will hinge on pragmatic operations, resident experience, and value-oriented renovations. According to CRE market data from WDSuite, rent-to-income levels and occupancy momentum provide a constructive backdrop if affordability and retention are managed carefully.
- Occupancy trends above metro median support leasing stability
- 2009 vintage competes well versus older neighborhood stock
- 3-mile population and household growth expand the renter pool
- Favorable rent-to-income dynamics aid pricing power and retention
- Risks: below-average school ratings, limited lifestyle amenities, and safety metrics that require active management