| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Fair |
| Demographics | 12th | Poor |
| Amenities | 31st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16350 Pebble Beach Dr, Victorville, CA, 92395, US |
| Region / Metro | Victorville |
| Year of Construction | 1978 |
| Units | 100 |
| Transaction Date | 2018-11-02 |
| Transaction Price | $8,000,000 |
| Buyer | SD PROPERTIES 001 LLC |
| Seller | PARK VIEW VICTORVILLE APARTMENTS L P |
16350 Pebble Beach Dr Victorville Multifamily Investment
Neighborhood-level occupancy is strong and renter concentration is high, supporting demand durability for a 100-unit asset, according to WDSuite’s CRE market data. These are neighborhood metrics, not property performance, but they indicate a deep tenant base in Victorville.
Located in Victorville within the Riverside–San Bernardino–Ontario metro, the property sits in an Inner Suburb neighborhood rated C that is competitive among 997 metro neighborhoods on occupancy. Neighborhood occupancy is in the top quartile nationally and ranks well within the metro, signaling stable leasing conditions; these figures describe the neighborhood, not the subject property.
The area’s renter-occupied share is high, indicating a sizable pool of households relying on multifamily housing. For investors, a higher renter concentration typically supports consistent demand and reduces lease-up risk across cycles, though it increases the need for active lease management as pricing moves.
Amenity access is mixed: parks and restaurants index well above national norms (both around the top decile), while cafes, groceries, and pharmacies are sparse within the immediate neighborhood. This combination tends to support daily livability through open space and dining access, but residents may rely on short drives for essential retail.
At a 3-mile radius, recent population and household growth, coupled with forecasts through 2028 that show further increases in households and income levels, point to a larger tenant base and support for occupancy stability. Elevated ownership costs relative to incomes in the neighborhood reinforce renter reliance on multifamily housing, which can aid retention and pricing discipline for well-managed assets.
Built in 1978, the asset is slightly newer than the neighborhood’s average vintage. That positioning can be competitively favorable versus older stock, while still leaving room for targeted modernization to drive rent competitiveness and reduce near-term capital uncertainty.
Safety indicators for the neighborhood sit below the national median, and the area ranks in the lower half among 997 metro neighborhoods. Recent trends are mixed: estimated property offense rates have eased year over year, while estimated violent offenses have increased. These figures describe neighborhood conditions in aggregate rather than block-level risks and can vary by street and time of day.
Investors typically underwrite to this kind of mixed trend by emphasizing on-site visibility, lighting, and resident engagement, and by monitoring submarket policing and community programs alongside broader metro patterns.
The renter base draws from Inland Empire energy, consumer goods, waste services, logistics, and medical supply employers within commuting reach, supporting workforce housing demand and potential lease retention for stabilized assets.
- Kinder Morgan — energy infrastructure (31.2 miles)
- General Mills — consumer foods (35.8 miles)
- Waste Management — waste services (41.1 miles)
- Ryder Vehicle Sales — fleet & logistics (41.6 miles)
- Mckesson Medical Surgical — medical supply (43.1 miles)
This 100-unit, 1978-vintage asset benefits from a neighborhood with strong occupancy and a high share of renter-occupied housing units—signals of a deep tenant base and historically resilient leasing, based on CRE market data from WDSuite. The property’s slightly newer vintage versus local averages can offer a competitive edge against older stock, while targeted renovations may unlock value and help sustain rent positioning.
Within a 3-mile radius, population and household counts have expanded and are projected to grow further, pointing to renter pool expansion that can support occupancy stability. Ownership costs relative to neighborhood incomes lean elevated, which tends to reinforce reliance on rentals; however, rent-to-income levels suggest careful lease management and renewal strategies remain important. Amenity access skews toward parks and restaurants, with fewer nearby essentials, which may influence resident preferences by segment.
- High neighborhood occupancy and strong renter concentration support demand stability
- 1978 vintage offers value-add and modernization potential versus older local stock
- 3-mile population and household growth indicate a larger tenant base over time
- Elevated ownership costs relative to incomes reinforce rental reliance and retention potential
- Risks: mixed safety trends, affordability pressures, and limited immediate essential retail options