| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Good |
| Demographics | 35th | Fair |
| Amenities | 44th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15930 Nisqualli Rd, Victorville, CA, 92395, US |
| Region / Metro | Victorville |
| Year of Construction | 1988 |
| Units | 120 |
| Transaction Date | 2017-01-20 |
| Transaction Price | $9,700,000 |
| Buyer | HANES GOLDEN SANDS APARTMENTS LP |
| Seller | PI PROPERTIES 113 PARTNERS LLC |
15930 Nisqualli Rd Victorville Multifamily Investment
Neighborhood fundamentals point to steady renter demand and pricing resilience, according to WDSuite’s CRE market data, with occupancy levels around the metro middle and a renter base near half of units in the area.
Situated in Victorville’s Inner Suburb fabric, the property benefits from local daily-needs access and a renter pool that’s meaningful for a suburban location. Neighborhood amenity depth is competitive among Riverside–San Bernardino–Ontario neighborhoods (rank 302 of 997), supported by strong grocery (national 86th percentile) and pharmacy (87th percentile) availability, though parks and cafes are limited, which may temper lifestyle appeal for some renters. Average school ratings are 3.0 and rank in the top quartile among 997 metro neighborhoods, positioning the area favorably for family-oriented tenants compared with many Inland Empire peers.
From an investment lens, neighborhood occupancy runs near the national midpoint (about the 53rd percentile), indicating generally stable leasing conditions without overheating. The share of housing units that are renter-occupied is 47.4% (86th percentile nationally), signaling a deep tenant base for multifamily product and supporting ongoing demand and retention in this submarket. Median contract rents in the neighborhood fall in the upper-middle range nationally (69th percentile), suggesting room for rent-driven returns when paired with operational discipline.
Demographic statistics aggregated within a 3-mile radius show population growth over the last five years with households expanding faster than population, which points to a larger tenant base and sustained absorption potential. Forward-looking projections through 2028 indicate continued population gains and a notable increase in households alongside a modest downshift in average household size—factors that typically support unit demand across a variety of floor plans. Forecast median contract rent growth in this radius is also strong, reinforcing the case for rent growth management in line with market conditions.
Home values in the neighborhood cluster are elevated relative to incomes (value-to-income ratio at the 90th national percentile), marking a high-cost ownership landscape that tends to sustain reliance on rental housing. With rent-to-income around 0.29, operators should monitor affordability pressure and retention risk by unit type and renewal cohort, but the broader market context supports ongoing renter demand and leasing stability.
Safety trends in the immediate area are mixed but improving. The neighborhood’s overall crime rank is 358 out of 997 metro neighborhoods—competitive among Riverside–San Bernardino–Ontario neighborhoods—and compares roughly to the national middle (overall safety around the 54th percentile nationally is better than average, while violent and property offense levels sit closer to the lower half of national comparisons). Notably, WDSuite data indicates year-over-year declines in both violent (-26.3%) and property (-22.5%) offense rates, a constructive trend for long-term stability.
Regional employment access is driven by logistics, energy, consumer goods, and medical distribution nodes within commuting range, which can support workforce housing demand and lease retention. Notable nearby employers include Kinder Morgan, General Mills, Waste Management, Ryder, and McKesson.
- Kinder Morgan — energy infrastructure (29.7 miles)
- General Mills — consumer goods/distribution (34.3 miles)
- Waste Management — environmental services (39.5 miles)
- Ryder Vehicle Sales — transportation & logistics (40.1 miles)
- Mckesson Medical Surgical — medical distribution (41.6 miles)
Built in 1988, this 120-unit asset offers value-add and capital planning potential relative to a neighborhood stock that skews newer (average 1998), while benefiting from steady neighborhood occupancy near the national midpoint and a sizable renter-occupied share. Elevated ownership costs in the immediate area reinforce reliance on rental housing, and demographic momentum within a 3-mile radius—population and households expanding with projections for further growth—supports a larger tenant base and leasing stability. According to CRE market data from WDSuite, neighborhood rents sit in the upper-middle range nationally, aligning with a strategy focused on operational execution and targeted renovations rather than outsized speculation.
Amenity access favors daily needs (grocers, pharmacies) and family-oriented demand via comparatively stronger school ratings in the metro context, while limited parks/cafes and commuting distances to major employment clusters are considerations for positioning and marketing. Overall, the asset’s vintage and unit count create a manageable platform for upgrades that can enhance competitiveness as rents and incomes advance in the surrounding area.
- Steady neighborhood occupancy and deep renter concentration support leasing durability
- 1988 vintage suggests value-add and systems modernization upside versus newer comps
- 3-mile radius shows population and household growth, expanding the renter pool
- Elevated ownership costs bolster multifamily demand and pricing power potential
- Risks: limited parks/cafes and longer commutes to job centers may affect absorption pace