| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Fair |
| Demographics | 40th | Good |
| Amenities | 24th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16229 Vasquez Ave, Victorville, CA, 92394, US |
| Region / Metro | Victorville |
| Year of Construction | 1981 |
| Units | 20 |
| Transaction Date | 2017-01-23 |
| Transaction Price | $1,525,000 |
| Buyer | SILOGRAM CORP |
| Seller | GRYNICK PAUL R |
16229 Vasquez Ave, Victorville CA Multifamily Investment
Neighborhood occupancy trends and renter demand in Victorville signal durable leasing conditions, according to WDSuite’s CRE market data, with pricing positioned for workforce households. Investors should view the submarket as a stable, needs-based rental location with room for operational optimization.
Located in suburban Victorville within San Bernardino County, the property sits in a neighborhood rated B- and positioned mid-pack (583 out of 997 metro neighborhoods). Occupancy in the neighborhood is strong and above the metro median, supporting cash flow consistency, and sits above many neighborhoods nationally. Median asking rents in the area trend around the low $1,200s, per commercial real estate analysis from WDSuite, which aligns with workforce demand and supports lease retention when managed thoughtfully.
Vintage relative to local stock matters: with a 1981 construction year against a neighborhood average closer to 1990, the asset is older than nearby inventory. That age profile points to potential capital expenditures but also value‑add levers (interior upgrades, efficiency improvements, common‑area refresh) to sharpen competitive positioning against newer product while sustaining occupancy.
Tenure patterns suggest a viable renter base. At the neighborhood level, the share of renter‑occupied housing units is closer to one‑third, indicating stable but selective demand. Within a 3‑mile radius, the renter concentration is higher (roughly mid‑40s), broadening the tenant pool for a 20‑unit asset and supporting leasing depth beyond the immediate block group cluster.
Livability factors are mixed. Local amenity density is limited (few cafes, parks, and pharmacies within the immediate neighborhood), but daily needs are serviceable through regional retail nodes typical of High Desert suburbs. Average school ratings in the neighborhood test below regional norms, which may influence unit‑mix strategy and marketing. Home values hover in the low $300Ks and a modest rent‑to‑income profile suggests manageable affordability pressure for renters, supporting retention and measured rent growth over time.
Safety indicators sit below national averages for this neighborhood, with WDSuite data placing it around the lower national percentiles for safety relative to neighborhoods nationwide. Within the Riverside–San Bernardino–Ontario metro (997 neighborhoods), the area ranks in the less favorable range for crime, indicating investors should underwrite with conservative assumptions around security, lighting, and tenant‑screening practices.
Recent estimates also point to a year‑over‑year uptick in both property and violent offenses in the neighborhood. For investors, this argues for practical risk management: maintain strong on‑site controls, budget for preventative measures, and calibrate marketing to workforce renters who prioritize well‑managed communities.
Regional employment is anchored by logistics, energy infrastructure, food manufacturing, waste services, and medical distribution within commuting distance, supporting workforce housing demand and lease stability for Victorville renters.
- Kinder Morgan — energy infrastructure (33.6 miles)
- General Mills — food manufacturing offices (37.7 miles)
- Waste Management — waste services (42.4 miles)
- Ryder Vehicle Sales — transportation & fleet (42.8 miles)
- Mckesson Medical Surgical — medical distribution (44.6 miles)
16229 Vasquez Ave offers investors a 20‑unit, 1981‑vintage asset in a Victorville neighborhood where occupancy runs above the metro median and compares favorably to many areas nationally, according to CRE market data from WDSuite. The submarket’s workforce orientation and rent levels around the low $1,200s point to steady tenant demand with room for operational upgrades to support rent resiliency.
Demographic signals aggregated within a 3‑mile radius show a sizable renter pool and continued household growth ahead, expanding the base of prospective tenants and supporting occupancy stability. Given the asset’s older vintage relative to neighborhood averages, a targeted value‑add plan (unit interiors, building systems, curb appeal) can enhance competitiveness while underwriting conservatively for security and amenity limitations.
- Above‑median neighborhood occupancy supports stable cash flow
- Workforce rent levels and a broad 3‑mile renter base bolster leasing depth
- 1981 vintage presents clear value‑add levers to improve competitive position
- Manageable rent‑to‑income dynamics support retention and measured pricing power
- Risks: below‑average safety indicators and limited immediate amenities warrant conservative underwriting