| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Fair |
| Demographics | 20th | Poor |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15500 Midtown Dr, Victorville, CA, 92394, US |
| Region / Metro | Victorville |
| Year of Construction | 2003 |
| Units | 100 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
15500 Midtown Dr Victorville Multifamily Investment
Neighborhood occupancy around the property remains steady, supporting income durability according to WDSuite s CRE market data. Investor focus centers on a sizeable renter base and improving convenience amenities that can aid leasing and retention.
Situated in Victorville s inner-suburban fabric, the area scores a B- and ranks 495 among 997 metro neighborhoods, placing it around the metro median. Grocery, park, and pharmacy access test in the top quartile nationally (each near the upper 80s percentiles), while restaurants are moderate and cafes/childcare are thin. For investors, that mix points to everyday convenience with limited discretionary amenity depth nearby, a dynamic that can still support stable renter demand.
The neighborhood s renter concentration is 48.3% of housing units being renter-occupied (ranked 186 of 997), indicating a deep tenant pool for multifamily. Neighborhood occupancy is 94.4% (68th percentile nationally), reinforcing the potential for steady lease-up and renewal cycles. As a 2003-vintage, the property is newer than the area s average 1994 construction year, supporting competitive positioning versus older stock, while still warranting routine system updates as it passes two decades in service.
Within a 3-mile radius, demographics show a larger tenant base forming: population and families have expanded over the past five years, and WDSuite data indicates further growth ahead with a projected increase in households through 2028. Rising median incomes alongside forecast rent growth suggest more renters entering the market, which can support occupancy stability and measured pricing decisions.
Ownership costs appear high relative to local incomes: the neighborhood s value-to-income ratio ranks 1st among 997 metro neighborhoods and sits in the 100th percentile nationally. In practice, this high-cost ownership backdrop can reinforce renter reliance on multifamily housing and support retention, an important consideration for commercial real estate analysis that prioritizes durable demand.
Safety indicators are mixed in a way typical for inner-suburban submarkets. The neighborhood s overall crime rank is 528 among 997 metro neighborhoods, aligning near the metro middle, and its national standing is around the median (47th percentile). Property offenses trend relatively better than national norms (54th percentile), with a meaningful one-year decline (72nd percentile improvement), which may indicate stabilizing conditions.
Violent offense measures sit below the national median (38th percentile). For investors, the read-through is that safety is neither a clear tailwind nor an outsized headwind at present; conditions warrant ongoing monitoring as part of asset management and leasing strategy.
Regional employment access is anchored by logistics, energy infrastructure, consumer goods, and medical distribution nodes within the broader Inland Empire commute shed, supporting workforce housing demand and lease retention for residents employed at these hubs.
- Kinder Morgan energy infrastructure (32.2 miles)
- General Mills consumer goods (36.5 miles)
- Waste Management environmental services (41.4 miles)
- Ryder Vehicle Sales transportation & logistics (41.9 miles)
- Mckesson Medical Surgical medical distribution (43.6 miles)
This 100-unit, 2003-vintage asset sits in a neighborhood with solid day-to-day convenience and a renter concentration supportive of multifamily demand. Neighborhood occupancy is competitive on a national basis, and the property s newer vintage relative to local stock can help positioning versus older comparables. According to CRE market data from WDSuite, household growth within a 3-mile radius is projected to expand through 2028, enlarging the renter pool and supporting leasing stability.
Investors should weigh a high-cost ownership landscape as indicated by the top-ranked value-to-income ratio which can bolster renter reliance and retention, against softer school ratings and mixed safety readings. Amenity depth favors essentials (groceries, parks, pharmacies) over lifestyle options, which supports daily needs while limiting premium convenience appeal.
- Competitive neighborhood occupancy and deep renter base support income durability.
- 2003 construction offers relative competitiveness vs. older area stock with manageable modernization planning.
- Projected 3-mile household growth expands the tenant pipeline and underpins leasing.
- High-cost ownership context can reinforce renter reliance and retention.
- Risks: below-average school ratings, mixed safety indicators, and limited discretionary amenity depth.