| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Good |
| Demographics | 15th | Poor |
| Amenities | 38th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14449 Begonia Rd, Victorville, CA, 92392, US |
| Region / Metro | Victorville |
| Year of Construction | 1999 |
| Units | 116 |
| Transaction Date | 2016-08-03 |
| Transaction Price | $4,675,000 |
| Buyer | VB CDT VILLAGE OAKS LP |
| Seller | VICTORVILLE VILLAGE OAKS LP |
14449 Begonia Rd Victorville Multifamily Investment
This 116-unit property built in 1999 benefits from the neighborhood's high rental share and stable occupancy dynamics in the expanding Riverside-San Bernardino metro area.
This Victorville neighborhood presents a rental-focused market with 52.5% of housing units occupied by renters, ranking in the top quartile nationally among comparable neighborhoods. The area maintains a 91.4% occupancy rate, indicating steady tenant demand despite broader market pressures. Neighborhood-level median contract rent of $1,383 positions the area competitively within the Riverside-San Bernardino metro market.
Demographics within a 3-mile radius show a growing population base of approximately 79,400 residents, with projected household growth of 46.4% through 2028. This expansion supports multifamily demand fundamentals, particularly given the area's family-oriented profile with average household sizes of 3.7 people. The property's 1999 construction year aligns with neighborhood norms, minimizing obsolescence risk while positioning for targeted value-add improvements as building systems mature.
The neighborhood ranks competitively among 997 metro neighborhoods for housing metrics, with a median home value of $284,166 creating an affordability gap that can support rental demand. However, lower educational attainment levels and modest household incomes suggest tenant profiles may be more sensitive to economic cycles. Restaurant density ranks in the top quintile nationally, indicating established commercial activity that supports neighborhood stability and tenant retention.
Safety metrics place this neighborhood in the middle range among Riverside-San Bernardino area neighborhoods, ranking 775th out of 997 neighborhoods. Property crime rates have shown improvement with an 8% decline year-over-year, though violent crime rates increased 38.9% during the same period. These mixed trends suggest ongoing monitoring of local security conditions and tenant safety concerns will be important for management decisions.
The neighborhood's 35th percentile national safety ranking indicates performance below average compared to neighborhoods nationwide. Investors should factor potential security investments and tenant screening protocols into operational planning, particularly given the area's lower-income demographic profile which can correlate with higher tenant turnover in challenging economic conditions.
The regional employment base draws from major corporate offices and industrial operations within commuting distance, supporting workforce housing demand for middle-income renters.
- Kinder Morgan — energy infrastructure (31.1 miles)
- General Mills — food manufacturing (35.1 miles)
- Waste Management — environmental services (39.9 miles)
- Lockheed Martin Aeronautics Co. — defense & aerospace (44.2 miles)
This 116-unit property offers exposure to a rental-dominant neighborhood with strong tenant demand fundamentals, supported by population growth projections and limited homeownership competition. The area's 90th percentile national ranking for rental share indicates a stable renter pool, while projected household growth of 46.4% through 2028 supports absorption potential. According to CRE market data from WDSuite, the neighborhood's occupancy rate of 91.4% demonstrates resilient demand despite broader market volatility.
The 1999 construction vintage positions the asset for strategic capital improvements as building systems approach replacement cycles, creating value-add opportunities through targeted renovations. However, the area's below-average safety metrics and modest income levels require careful tenant screening and operational oversight to maintain stable cash flows.
- High rental concentration (90th percentile nationally) supports stable tenant demand
- Projected 46.4% household growth through 2028 within 3-mile radius
- 91.4% neighborhood occupancy rate indicates resilient rental market
- 1999 vintage allows for strategic value-add renovations
- Risk: Below-average safety metrics may impact tenant retention and require enhanced screening