| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Best |
| Demographics | 12th | Poor |
| Amenities | 9th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15430 Culebra Rd, Victorville, CA, 92394, US |
| Region / Metro | Victorville |
| Year of Construction | 1974 |
| Units | 67 |
| Transaction Date | 2013-06-19 |
| Transaction Price | $6,670,000 |
| Buyer | HILLCREST COURT APARTMENTS LLC |
| Seller | AMCAL HILLCREST COURT FUND LP |
15430 Culebra Rd Victorville Multifamily Investment
Neighborhood fundamentals point to stable renter demand and high occupancy for workforce-oriented units, according to WDSuite’s CRE market data. Location and household growth support defensive cash flow potential relative to broader Inland Empire trends.
Situated in Victorville’s inner-suburban fabric of the Riverside–San Bernardino–Ontario metro, the property is positioned for workforce housing demand with neighborhood occupancy measured near the top decile metro-wide. While the immediate area has a lean amenity base, residents typically access shopping, services, and dining via regional corridors, a common pattern for this part of the High Desert.
The neighborhood’s renter-occupied share is 41.2% (above metro median by rank), indicating a meaningful tenant base that supports leasing continuity and renewal depth for multifamily assets. Median contract rents in the neighborhood sit in the upper quartiles nationally by rank, suggesting room for disciplined revenue management while keeping an eye on retention.
Within a 3-mile radius, WDSuite data show notable population and household growth over the past five years, with households expanding by roughly the high 20% range and forecasts calling for continued increases through 2028. A larger household base typically widens the renter pool and can support occupancy stability and lease-up velocity for well-managed assets.
The property’s 1974 construction is older than the neighborhood’s average vintage (1986 by rank), pointing to value-add and capital planning opportunities. Updating interiors, common areas, and building systems can enhance competitive positioning against newer stock while maintaining affordability relative to newer deliveries across the Inland Empire.
Home values in the neighborhood test higher relative to local incomes (value-to-income ratio among the highest nationally by percentile), which generally sustains renter reliance on multifamily housing and can support pricing power when paired with thoughtful lease management. That said, limited nearby walkable amenities means site appeal hinges more on unit quality, parking, and access to employment corridors than on retail adjacency.
Crime conditions track around the metro midpoint by rank (433rd of 997 Riverside–San Bernardino–Ontario neighborhoods), with national percentiles near the middle as well. Recent WDSuite indicators show property offense rates improving year over year, an encouraging directional trend that supports steady operations, while violent offense metrics remain close to national mid-range levels.
Investors should underwrite with standard operating assumptions for a middle-of-the-pack submarket: lighting, access control, and active on-site management typically help support resident satisfaction and retention.
Regional employers within commuting range underpin a diversified employment base and support renter demand for workforce housing, including energy infrastructure, consumer goods, waste services, logistics, and medical distribution.
- Kinder Morgan — energy infrastructure (32.7 miles)
- General Mills — consumer packaged goods (37.0 miles)
- Waste Management — waste services (42.0 miles)
- Ryder Vehicle Sales — logistics & fleet services (42.5 miles)
- Mckesson Medical Surgical — medical distribution (44.1 miles)
15430 Culebra Rd is a 67-unit, 1974-vintage asset positioned to serve Victorville’s workforce renter base. Based on CRE market data from WDSuite, the surrounding neighborhood posts high occupancy with a renter concentration above the metro median by rank, while 3-mile population and household growth expand the tenant pipeline. Elevated ownership costs relative to incomes in this submarket further reinforce reliance on rental housing, supporting pricing power for refreshed units.
The vintage suggests a clear value-add path: targeted renovations and systems upgrades can lift competitive standing versus newer Inland Empire stock without overreaching on rents. Given limited walkable amenities nearby, emphasis on curb appeal, parking, and in-unit quality should translate into retention and steady NOI, provided management remains attentive to resident experience and standard safety best practices.
- High neighborhood occupancy and solid renter base support leasing stability
- 1974 vintage offers value-add potential through interior and system upgrades
- 3-mile population and household growth expands the tenant pool through 2028
- Elevated ownership costs bolster rental demand and revenue management
- Risks: auto-oriented location with limited walkable amenities; regional commutes and older systems require active asset management