| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Good |
| Demographics | 19th | Poor |
| Amenities | 62nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9800 7th Ave, Hesperia, CA, 92345, US |
| Region / Metro | Hesperia |
| Year of Construction | 2001 |
| Units | 113 |
| Transaction Date | 2025-06-26 |
| Transaction Price | $4,056,000 |
| Buyer | THREE PALMS HESPERIA LP |
| Seller | THREE PALMS APARTMENTS LP |
9800 7th Ave Hesperia — 113-Unit 2001 Multifamily
Neighborhood occupancy is among the metro’s strongest, supporting durable leasing conditions for multifamily investors, according to CRE market data from WDSuite. These are neighborhood-level metrics, indicating stable demand in the immediate area rather than at the property itself.
Positioned in a suburban pocket of Hesperia within the Riverside–San Bernardino–Ontario metro, the neighborhood is competitive among 997 metro neighborhoods and shows solid fundamentals for workforce housing. Pharmacy and park access trend above national norms, while everyday retail and restaurants are adequate; café density is thinner, which skews the amenity mix toward essentials rather than lifestyle options.
The neighborhood’s occupancy ranks at the top of the metro and has strengthened over the past five years, a positive signal for lease-up and retention risk management at comparable assets. Within a 3-mile radius, renter-occupied housing accounts for roughly half of units, indicating a sizable tenant base and depth for multifamily demand.
Construction year averages in the area skew older than this property (1986 vs. a 2001 vintage). A 2001 asset typically competes well against 1980s stock, with potential to outperform nearby legacy properties after selective modernization of systems and interiors.
Home values in the neighborhood sit on the higher side relative to incomes (top quintile nationally by value-to-income ratio), which reinforces renter reliance on multifamily housing and can support pricing power when managed carefully. By contrast, the area’s average school ratings trend below national norms, which may affect family renter preferences and warrants tailored leasing strategies.
Demographic data aggregated within a 3-mile radius shows recent population growth and a faster rise in household counts, expanding the local renter pool. Forecasts point to continued household growth and rising incomes through the mid-term, supporting occupancy stability and measured rent growth for well-positioned assets.
Safety indicators for the neighborhood sit near the national median overall, with recent year-over-year declines in both property and violent offense rates. Compared with other Riverside–San Bernardino–Ontario neighborhoods (997 total), current rankings suggest conditions that are broadly comparable to the metro average rather than an outlier in either direction.
For investors, the key takeaway is trend direction: property offenses have been moderating, and violent offense measures have also edged down, which supports leasing stability when paired with strong occupancy at the neighborhood level. As always, underwriting should rely on current, submarket-specific data and property-level measures.
Regional employers within approximately 25–40 miles, including energy infrastructure, food manufacturing, waste services, logistics, and medical distribution, provide a broad employment base that supports commuter demand and resident retention for workforce-oriented multifamily.
- Kinder Morgan — energy infrastructure (25.7 miles)
- General Mills — food manufacturing (30.6 miles)
- Waste Management — waste services (36.2 miles)
- Ryder Vehicle Sales — logistics & truck sales (37.0 miles)
- Mckesson Medical Surgical — medical supplies distribution (38.2 miles)
This 113-unit, 2001-vintage community benefits from neighborhood occupancy that ranks at the top of the metro, pointing to durable demand and lower lease-up risk relative to older nearby stock. Newer-than-average vintage versus local 1980s construction provides a competitive edge, with targeted renovations offering upside while keeping capital plans focused on modernization rather than full repositioning.
Within a 3-mile radius, recent population gains and faster household growth expand the tenant base, while a high-cost ownership landscape sustains renter reliance on multifamily housing. According to CRE market data from WDSuite, these dynamics align with stable occupancy and measured pricing power, though investors should account for below-average school ratings and a commute-oriented employment base when crafting leasing and amenity strategies.
- Neighborhood occupancy sits at the top of the metro, supporting leasing stability.
- 2001 vintage competes well against older 1980s stock; selective upgrades can drive NOI.
- Household growth and rising incomes within 3 miles expand the renter pool and retention potential.
- Elevated ownership costs locally reinforce multifamily demand and support rent discipline.
- Risks: below-average school ratings and commute distances to major employers may influence family renter demand.