Inland Empire SFH Portfolio 49 Properties in Multiple Locations

Newmark, as exclusive advisor, is pleased to present the opportunity to acquire the Inland Empire Single-Family Home Portfolio (the "Portfolio"), a rare collection of 48 single-family residences and one quadruplex totaling 49 properties and 52 units in Oak Hills and Hesperia, California – the product of nearly two decades of stewardship by a single long-term ownership group. Offered unpriced, with an aggregate retail value of $25,200,000 based on comp-supported home valuations, this is one of the most compelling bulk SFH acquisitions to emerge in the Inland Empire in recent memory.
The core of the portfolio consists of 43 turnkey homes built 2003-2008 (2005 median vintage), averaging 2,246 SF, concentrated within a 1.2-mile radius across Mission Crest and adjacent Southwest Hesperia, High Country, and Oak Hills communities, representing 88% of aggregate value. Homes have been continuously reinvested to an owner-occupant standard, with kitchen renovations, repaints, and landscape upgrades at every turnover, placing the core in the top decile of submarket condition. The remaining six properties, a renovated quadruplex and five older-vintage homes on large lots averaging 28,787 SF, are independently valued and complementary to the core assets.
In-place rents across the core average $2,097/month against market rents of $3,058/month, representing 46% upside, or roughly $496,000 in annualized loss-to-lease. 96% of the leases are month-to-month (only 2 properties carry long-term leases), allowing an acquiring investor to reset rents or reposition individual assets with minimal lease tail. Across the full 49-property portfolio, embedded upside rises to approximately $634,000, or 53%.
Individual home values are validated by the seller's own February 2026 dispositions at $515K and $544K, in a local market trading at ~100% of list with ~28 days to pending. Hesperia offers one of the last attainable SFH price points within reach of the LA basin, supported by ~$117K average household income within one mile and 2.1% population growth since 2020. The planned Brightline West station at I-15/Joshua Street sits 1-3 miles from the core, positioning the portfolio to benefit from a ~20-25 minute connection to Rancho Cucamonga upon service commencement (~2029).
The opportunity presents a two-path investment thesis: acquire at a meaningful discount to comp-supported individual home values, then either pursue a programmatic resale of the individual assets, or mark rents to market and capture the embedded rental upside.
The Portfolio is offered as a single bulk transaction. Partial portfolio acquisitions will be considered at the seller’s discretion on a case-by-case basis. Offers will be evaluated relative to the Portfolio’s $25.2M aggregate retail value. Newmark and ownership encourage qualified buyers to underwrite independently and submit pricing accordingly.
Contact listing broker for additional information – a full data room is available to qualified buyers upon execution of a confidentiality agreement.