| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Fair |
| Demographics | 12th | Poor |
| Amenities | 31st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14461 La Paz Dr, Victorville, CA, 92395, US |
| Region / Metro | Victorville |
| Year of Construction | 1980 |
| Units | 32 |
| Transaction Date | 1999-07-27 |
| Transaction Price | $106,000 |
| Buyer | WOODCREST APARTMENTS GP |
| Seller | WOODCREST COMPANY LLC |
14461 La Paz Dr, Victorville — 32-Unit Multifamily Investment
High neighborhood occupancy and a deep renter base point to durable leasing, according to WDSuite’s CRE market data, positioning this Victorville asset for steady performance.
Located in Victorville’s inner-suburban fabric of the Riverside–San Bernardino–Ontario metro, the property sits in a neighborhood rated C with a neighborhood rank of 770 out of 997. While that places it below the metro median, the local multifamily backdrop is notably tight: neighborhood occupancy is in the top quartile among 997 metro neighborhoods and top quartile nationally, supporting expectations for stabilized tenancy and limited downtime between turns.
The housing stock skews older on average (1973), and this property’s 1980 vintage is comparatively newer, offering a modest competitive edge versus older assets while leaving room for targeted modernization to enhance rents and resident retention. The neighborhood shows a high renter-occupied share (about two-thirds of units), indicating a sizable tenant pool and reinforcing depth of demand for multifamily.
Amenity access is mixed. Dining density is strong (top decile nationally for restaurants) and park access is also high, yet daily-needs retail like groceries, pharmacies, cafes, and childcare are limited within the neighborhood. For investors, this pattern often translates to drive-to convenience for errands but supports value positioning for renters prioritizing larger floor plans or access to open space over immediate retail adjacency.
Within a 3-mile radius, demographics point to a growing renter pool: population and households have expanded over the past five years, with households up meaningfully and average household size trending down. Outlooks indicate continued increases in households by the next five-year window, which typically supports occupancy stability and leasing velocity. Home values sit in a higher value-to-income range versus national norms, which, paired with rising rents, suggests ownership remains a stretch for many households, sustaining reliance on multifamily. At the same time, a rent-to-income ratio near the upper range warrants attentive lease management to mitigate retention risk.
Safety indicators are mixed relative to peers. The neighborhood’s crime rank sits at 749 out of 997 within the Riverside–San Bernardino–Ontario metro, placing it below the metro median, and national percentiles indicate safety below nationwide averages. That said, recent data show an estimated year-over-year decline in property offenses, suggesting some improvement in non-violent incidents, while violent offense trends warrant continued monitoring. Investors should underwrite with prudent security planning and consider measures that support resident comfort and retention.
Within regional commuting range, the employment base includes logistics, industrial, consumer goods, and healthcare distributors that can support renter demand through blue- and white-collar jobs and commute convenience. Employers include Kinder Morgan, General Mills, Waste Management, Ryder Vehicle Sales, and McKesson Medical Surgical.
- Kinder Morgan — energy infrastructure (31.6 miles)
- General Mills — consumer goods (36.1 miles)
- Waste Management — environmental services (41.2 miles)
- Ryder Vehicle Sales — transportation & logistics (41.8 miles)
- Mckesson Medical Surgical — healthcare distribution (43.3 miles)
This 32-unit 1980-built property offers participation in a submarket with high neighborhood occupancy and a sizable renter-occupied share, supporting leasing durability. According to CRE market data from WDSuite, the neighborhood’s occupancy trends rank among the stronger cohorts metro-wide and nationally, while a higher value-to-income landscape and continued household growth within a 3-mile radius reinforce sustained rental demand. The 1980 vintage is newer than much of the surrounding stock, creating an avenue for selective value-add—upgrading interiors and systems to improve competitive positioning against both older assets and newer, higher-priced product.
Counterbalancing strengths, investors should account for safety metrics that trail metro and national averages, limited daily-needs retail within the immediate neighborhood, and rent-to-income levels that call for proactive retention strategies. Underwriting that includes modest capital to modernize and thoughtful lease management can position the asset to capture steady absorption and maintain occupancy.
- High neighborhood occupancy and deep renter base support stable leasing
- 1980 vintage offers targeted value-add potential versus older local stock
- 3-mile household growth and shifting household sizes expand the tenant pool
- Ownership costs relative to incomes sustain multifamily demand and pricing power
- Risks: below-metro safety standing, limited nearby daily-needs retail, and affordability pressure