| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Fair |
| Demographics | 12th | Poor |
| Amenities | 31st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16100 Pebble Beach Dr, Victorville, CA, 92395, US |
| Region / Metro | Victorville |
| Year of Construction | 1972 |
| Units | 69 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
16100 Pebble Beach Dr Victorville Multifamily Investment
Neighborhood occupancy is strong and renter demand is deep, according to WDSuite’s CRE market data, supporting stable leasing dynamics for a 69-unit asset in Victorville.
Located in Victorville’s inner-suburban fabric of the Riverside–San Bernardino–Ontario metro, the neighborhood shows tight conditions with occupancy among the above metro median tier (ranked 132 of 997 neighborhoods) and top quartile nationally, indicating resilience for maintaining leased units over a cycle. Note that these occupancy metrics reflect the neighborhood, not this specific property.
Renter concentration is substantial — about two-thirds of neighborhood housing units are renter-occupied — which signals a broad tenant base for multifamily operators and supports ongoing demand depth. Within a 3-mile radius, population and household counts have expanded over the past five years, and WDSuite’s CRE market data projects continued growth through 2028, pointing to a larger renter pool and support for occupancy stability.
Local amenity patterns are mixed: restaurants are dense relative to many areas in the metro and nation, while everyday services such as grocery, pharmacy, and cafés are thinner in the immediate neighborhood. Parks access trends favorable (high relative rank within the metro), providing a quality-of-life offset that can aid retention even as residents travel slightly farther for daily needs.
Ownership costs, measured against local incomes, skew on the high side for the neighborhood compared with national benchmarks. That context typically reinforces reliance on rental housing and can underpin pricing power, though operators should balance this with rent-to-income considerations to support lease retention.
Safety indicators are mixed when benchmarked against peers. The neighborhood sits below the metro median for safety (crime rank 749 of 997 Riverside–San Bernardino–Ontario neighborhoods) and below the U.S. median by national percentile measures. Recent trends show property offenses easing year over year, while violent offenses have increased; investors should underwrite to current local patterns and emphasize on-site safety practices.
Regional employment anchors within commuting range include energy infrastructure, food manufacturing, waste services, logistics, and medical distribution — sectors that support a broad workforce renter base and can aid leasing stability for properties serving value-oriented tenants.
- Kinder Morgan — energy infrastructure (31.1 miles)
- General Mills — food manufacturing (35.7 miles)
- Waste Management — waste services (40.9 miles)
- Ryder Vehicle Sales — logistics & vehicle sales (41.4 miles)
- Mckesson Medical Surgical — medical distribution (42.9 miles)
The immediate neighborhood posts tight occupancy and a high share of renter-occupied housing units, supporting durable demand for a 69-unit multifamily asset. Within a 3-mile radius, population and households have grown and are projected to continue expanding, which points to a larger tenant base and supports occupancy stability. According to WDSuite’s CRE market data, amenity access skews toward restaurants and parks, while daily services are thinner; that mix favors retention when paired with thoughtful property operations.
For underwriting, consider ownership costs relative to incomes that tend to sustain rental reliance, while tracking affordability pressure to manage renewals and rent growth. Safety metrics are weaker than the metro median with divergent trends across offense types, suggesting value in proactive site-level measures and partnerships.
- Tight neighborhood occupancy and deep renter base support leasing stability
- 3-mile population and household growth expands the tenant pool into 2028
- Parks and restaurant density aid livability; daily services may require short commutes
- Ownership costs versus incomes reinforce reliance on rentals, aiding pricing power management
- Risk: below-median safety metrics and affordability pressure require active asset management