| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Poor |
| Demographics | 25th | Poor |
| Amenities | 73rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14376 McArt Rd, Victorville, CA, 92392, US |
| Region / Metro | Victorville |
| Year of Construction | 1985 |
| Units | 112 |
| Transaction Date | 2016-04-04 |
| Transaction Price | $10,000,000 |
| Buyer | --- |
| Seller | --- |
14376 McArt Rd Victorville Multifamily Investment
High renter concentration in the surrounding neighborhood supports a reliable tenant base, according to WDSuite s CRE market data. Expect steady demand drivers from workforce households, with neighborhood occupancy measured at the neighborhood level rather than the property.
Victorville s inner-suburban setting offers everyday convenience for renters. Amenity access trends are competitive: restaurants and pharmacies track in high national percentiles, while grocery availability is strong. By metro rank, overall amenities place in the top quartile nationally among 997 neighborhoods, though parks and cafes are comparatively limited, pointing to a pragmatic rather than lifestyle-driven appeal.
Renter-occupied share is very high at the neighborhood level, indicating deep demand for multifamily housing and a broad tenant pipeline. For investors, this depth can help stabilize leasing and support occupancy across cycles, though pricing decisions should be calibrated to local income levels and value expectations.
Demographic statistics are aggregated within a 3-mile radius and show recent population and household growth, with additional increases projected over the next five years. A larger household base and family-oriented mix suggest durable renter demand, while a modest reduction in average household size over the forecast period may add to the pool of households seeking rental options.
Affordability requires active lease management: neighborhood rent-to-income levels are elevated relative to national norms, which can influence rent push and renewal strategies. Public school ratings in the area trend lower on average, which may shift the renter profile toward workforce households prioritizing commute efficiency and essential services over school-driven location decisions.
Safety indicators at the neighborhood level trend below national averages, with the area ranking 790 out of 997 metro neighborhoods for overall crime. Nationally, the neighborhood sits in lower percentiles for both property and violent offenses, although recent data show a slight year-over-year improvement in violent offense rates. Investors should underwrite to location-aware operations including lighting, access control, and resident engagement and compare performance to submarket peers rather than block-level assumptions.
The property is within a regional commute shed that draws from large corporate operations, supporting workforce renter demand and retention. Nearby employment nodes include energy infrastructure, consumer goods, waste services, logistics, and medical distribution.
- Kinder Morgan energy infrastructure (31.3 miles)
- General Mills consumer goods (35.5 miles)
- Waste Management waste services (40.5 miles)
- Ryder Vehicle Sales logistics & fleet (40.9 miles)
- Mckesson Medical Surgical medical distribution (42.6 miles)
This 112-unit asset offers scale for operational efficiency in a neighborhood with a deep renter base and steady service-oriented amenities. According to CRE market data from WDSuite, neighborhood occupancy and renter concentration point to consistent multifamily demand, while restaurant, grocery, and pharmacy access compares favorably against national benchmarks. Rent-to-income levels signal that affordability sensitivity is a key consideration for rent growth and renewal strategies.
Forward-looking demographics within a 3-mile radius indicate continued population and household expansion, reinforcing the tenant pipeline. With limited park and cafe infrastructure nearby, on-site features and pragmatic unit upgrades can help differentiate the asset and support retention, especially given the workforce renter profile and commute orientation of the area.
- Scale advantage: 112 units support operational efficiency and professional management
- Deep renter base: very high neighborhood renter-occupied share underpins leasing stability
- Convenience-oriented location: strong restaurant, grocery, and pharmacy access relative to national norms
- Demand runway: 3-mile population and households have grown and are projected to expand further
- Risks: elevated rent-to-income ratios and below-average safety metrics require disciplined leasing and operations