| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Fair |
| Demographics | 12th | Poor |
| Amenities | 31st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16031 Lorene Dr, Victorville, CA, 92395, US |
| Region / Metro | Victorville |
| Year of Construction | 1979 |
| Units | 60 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
16031 Lorene Dr Victorville Multifamily Investment
Neighborhood metrics point to durable renter demand and high occupancy stability, according to WDSuite’s CRE market data. The immediate area’s renter concentration and manageable rent levels relative to income support leasing resilience through cycles.
This Inner Suburb location in Victorville offers an investor profile centered on occupancy stability and renter demand. The neighborhood’s occupancy ranks 132 out of 997 metro neighborhoods and sits in the 95th percentile nationally, indicating top quartile nationally stability that can help support consistent cash flow through normal turnover.
Renter-occupied housing is a defining feature: the neighborhood’s renter concentration ranks 67 of 997 and is in the 96th percentile nationally, signaling a deep tenant base for a 60-unit asset. At the same time, rent-to-income levels trend more manageable than many markets (low national percentile), which can aid lease retention, though it may temper short-term pricing power.
Livability is mixed but improving in ways relevant to leasing. Restaurant density is strong (94th percentile nationally), while everyday services like grocers, pharmacies, and cafes are thinner in the immediate neighborhood, per WDSuite’s CRE market data. Park access scores well (93rd percentile nationally), providing recreational appeal that can support resident satisfaction even where retail is less concentrated.
Within a 3-mile radius, demographics indicate a growing tenant pool. Population increased over the last five years and households expanded at a faster pace, with projections calling for further household growth by the next period. Average household size is expected to edge lower, which typically supports demand for multifamily units and can help sustain occupancy. Median home values in the neighborhood sit below many California metros, while the value-to-income ratio trends higher nationally, a combination that reinforces renter reliance on multifamily housing and can support steady leasing and retention.
Safety benchmarks are mixed relative to the Riverside–San Bernardino–Ontario metro. The neighborhood’s crime ranking sits in the lower half of 997 metro neighborhoods and around the mid-30s nationally by percentile, indicating below-average safety compared with neighborhoods nationwide. Recent trend data are nuanced: estimated property offenses declined year over year, while estimated violent offenses increased over the same period. Investors should underwrite with attention to security measures and monitor trend direction over multiple periods.
Regional corporate nodes within commuting distance help underpin the employment base for workforce renters, including energy infrastructure, food manufacturing, environmental services, logistics, and medical supply distributors that can support leasing stability.
- Kinder Morgan — energy infrastructure (31.5 miles)
- General Mills — food manufacturing (36.0 miles)
- Waste Management — environmental services (41.1 miles)
- Ryder Vehicle Sales — logistics and fleet services (41.7 miles)
- Mckesson Medical Surgical — medical supply distribution (43.2 miles)
16031 Lorene Dr is a 1979-vintage, 60-unit multifamily asset positioned in a neighborhood with top quartile nationally occupancy stability and a high share of renter-occupied units, supporting a durable tenant base. The asset’s vintage is slightly newer than the area’s average construction year, which can be competitively positioned versus older stock while still leaving room for targeted capital planning on aging systems or light value-add improvements. Based on commercial real estate analysis from WDSuite, rent levels relative to income suggest manageable resident affordability, which can aid retention even if it moderates near-term pricing power.
Demand fundamentals are reinforced by expanding households within a 3-mile radius and projections for continued growth, implying a larger renter pool over time. Amenity access is bifurcated—strong parks and restaurant density contrast with thinner daily services—so operators who emphasize on-site conveniences and service-forward management may capture outsized retention. Underwriting should account for local safety metrics and the balance between affordability-driven stability and measured rent growth.
- High neighborhood occupancy and deep renter base support leasing stability
- 1979 vintage offers competitive positioning with potential value-add via targeted system upgrades
- Manageable rent-to-income dynamics bolster retention, even if they temper near-term pricing power
- Growing households within 3 miles expand the tenant pool and support occupancy over time
- Risks: below-average safety metrics and thinner daily services warrant operational focus and conservative rent assumptions