| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 85th | Best |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4524 N Clybourn Ave, Burbank, CA, 91505, US |
| Region / Metro | Burbank |
| Year of Construction | 1974 |
| Units | 110 |
| Transaction Date | 2017-11-06 |
| Transaction Price | $59,000,000 |
| Buyer | ESSEX TOLUCA LAKE LP |
| Seller | NORTHSTAR/SAN MARCOS PARTNERS LLC |
4524 N Clybourn Ave Burbank Multifamily Investment
Renter demand is reinforced by a high-cost ownership landscape and competitive neighborhood amenities, according to WDSuite's CRE market data. For investors, the combination supports pricing power even as leasing strategies should stay disciplined.
Located in Burbank's Urban Core, the neighborhood ranks 119 out of 1,441 metro neighborhoods, indicating competitive positioning within Los Angeles-Long Beach-Glendale for multifamily. Amenity access is a relative strength: restaurants are in the top decile nationally, with cafes and childcare also well above national norms. School quality sits in the top quartile nationally, which can aid retention for family-oriented renters.
Ownership costs are elevated (home values near the top of U.S. neighborhoods), which tends to sustain reliance on rentals and support lease stability. The share of housing units that are renter-occupied is high for the metro (roughly three-fifths), signaling depth in the tenant base rather than rental occupancy. Median contract rents are high versus national norms, underscoring the need for proactive affordability and lease management.
Neighborhood occupancy has moderated in recent years, so investors should underwrite with conservative lease-up and renewal assumptions while leaning on the area's amenity advantage and income profile to support absorption. Based on CRE market data from WDSuite, the average neighborhood construction vintage clusters in the early 1970s; with a 1974 asset, investors should plan for system upgrades and interior modernization to remain competitive, which can also create value-add upside.
Demographics within a 3-mile radius point to a large, diversified renter pool with rising household incomes and an expected increase in households over the next five years, even as average household size trends lower. This dynamic supports a broader tenant base and can help stabilize occupancy as new households enter the market.
Compared with neighborhoods nationwide, this area sits in the safer tiers: overall crime is around the top decile nationally, and violent offense measures are similarly favorable. Within the Los Angeles-Long Beach-Glendale metro, the neighborhood ranks near the top among 1,441 neighborhoods, indicating a relative safety advantage that can support leasing and retention.
Recent trend indicators also show meaningful year-over-year declines in both property and violent offenses, which, if sustained, can reduce perceived risk and improve resident satisfaction. As always, safety conditions vary by micro-location and over time; investors should corroborate trends with up-to-date local reporting.
Proximity to major media and corporate employers supports workforce housing demand and commuter convenience, including Radio Disney, The Walt Disney Company, Charter Communications, Avery Dennison, and Live Nation Entertainment.
- Radio Disney — media & entertainment (0.4 miles)
- Disney — media & entertainment (1.4 miles) — HQ
- Charter Communications — telecommunications (3.2 miles)
- Avery Dennison — materials & labeling (5.3 miles) — HQ
- Live Nation Entertainment — live entertainment (6.1 miles) — HQ
4524 N Clybourn Ave benefits from strong neighborhood fundamentals for multifamily: a competitive standing within the Los Angeles metro, top-quartile schools, and dense amenities that favor renter convenience. Elevated ownership costs in the area help sustain rental demand and retention, while a high renter-occupied share indicates depth of the tenant base. According to CRE market data from WDSuite, neighborhood occupancy has softened, suggesting investors should favor disciplined leasing tactics and renewals while leveraging amenity and income strengths.
Built in 1974, the asset may require targeted capital planning for systems and interiors to preserve competitiveness—offering potential value-add angles in a market where rents and incomes run above national norms. Demographics within a 3-mile radius point to rising household incomes and more households over the next five years, which supports renter pool expansion and occupancy stability over a longer horizon.
- High-cost ownership market supports sustained rental reliance and pricing power
- Competitive metro position with strong amenities and top-quartile school ratings
- 1974 vintage presents value-add potential through modernization and system upgrades
- 3-mile demographics point to income growth and more households, supporting tenant base expansion
- Risk: Neighborhood occupancy has moderated; underwriting should assume conservative lease-up and renewal velocity