| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Fair |
| Demographics | 40th | Good |
| Amenities | 24th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16310 Orick Ave, Victorville, CA, 92394, US |
| Region / Metro | Victorville |
| Year of Construction | 1973 |
| Units | 32 |
| Transaction Date | 2003-04-16 |
| Transaction Price | $1,040,000 |
| Buyer | BURASTERO STEPHEN R |
| Seller | AGUILAR CARLOTA |
16310 Orick Ave, Victorville CA — Multifamily Value-Add
Neighborhood occupancy is solid and renter demand is supported by a broad workforce base, according to WDSuite’s CRE market data. Positioning a 1973, 32-unit asset for upgrades can target durable cash flow in a suburban Victorville location.
Situated in suburban Victorville within the Riverside–San Bernardino–Ontario metro, the neighborhood posts an occupancy rate that places it in the top quartile nationally among similar areas, indicating comparatively steady renter demand. Median contract rents are moderate for the region, which can support retention while allowing measured rent positioning for renovated units.
Livability is driven more by residential stability than by destination amenities. Grocery access is present but limited density of cafes, parks, and pharmacies points to a car-oriented environment. Average school ratings in the area are below metro norms, which investors should consider when marketing to households with school-age children.
Within a 3-mile radius, demographics show a large family-oriented base (average household size around 3.6) and a renter-occupied share near the mid-40% range, suggesting depth for multifamily leasing. Population and household counts are projected to continue rising through 2028, implying a larger tenant base and support for occupancy stability as renovated units come online.
Home values in the neighborhood are elevated relative to local incomes but still below coastal California levels; this high-cost ownership market dynamic tends to sustain reliance on rental housing. For investors, that can translate into steadier leasing and pricing power for well-executed value-add product during turns and renewals.
Safety indicators place the neighborhood below the national median, and its crime rank is weaker than many Riverside–San Bernardino–Ontario peers (ranked 752 among 997 metro neighborhoods). Nationally, the area sits in the lower percentiles for safety, so prudent on-site measures and resident communication plans are advisable.
Recent trends show year-over-year increases in both property and violent offense estimates. While these are area-wide indicators rather than property-specific, investors typically underwrite additional operational focus on lighting, access control, and partnerships with local resources to support resident confidence and retention.
Regional employment anchors within commuting range help support renter demand, with logistics, energy infrastructure, consumer goods, waste services, and aerospace offices represented by Kinder Morgan, General Mills, Waste Management, Ryder Vehicle Sales, and Lockheed Martin Aeronautics Co.
- Kinder Morgan — energy infrastructure (33.7 miles)
- General Mills — consumer goods (37.8 miles)
- Waste Management — waste services (42.5 miles)
- Ryder Vehicle Sales — transportation & logistics (42.8 miles)
- Lockheed Martin Aeronautics Co. — aerospace offices (44.5 miles)
This 32-unit 1973 property offers clear value-add potential in a suburban Victorville location where neighborhood occupancy trends are comparatively strong and rents remain approachable for the market. Based on CRE market data from WDSuite, the area’s occupancy sits above many national peers, while a sizable renter base within a 3-mile radius supports depth of demand for renovated product.
The vintage implies near-term capital planning around exteriors, common areas, and select building systems, with the opportunity to reposition toward durable, workforce-oriented tenancy. Household and population growth within 3 miles points to a larger tenant pool over the next few years, and elevated ownership costs locally can reinforce reliance on rental housing, supporting lease-up and renewal performance for well-executed upgrades.
- Occupancy strength at the neighborhood level supports stability for renovated units.
- 1973 vintage offers value-add and systems modernization upside.
- Growing 3-mile population and households expand the renter pool and support absorption.
- Elevated ownership costs sustain rental demand and potential pricing power.
- Risks: older building CapEx needs, below-average school ratings, and area safety trends require proactive management.