| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 55th | Good |
| Amenities | 95th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1000 E Acacia Ave, Glendale, CA, 91205, US |
| Region / Metro | Glendale |
| Year of Construction | 1988 |
| Units | 22 |
| Transaction Date | 2010-11-17 |
| Transaction Price | $3,900,000 |
| Buyer | VARTAZARIAN JANETTE |
| Seller | 1000 EAST ACACIA LLC |
1000 E Acacia Ave, Glendale Multifamily Investment
Neighborhood renter demand is supported by a high share of renter-occupied units and solid occupancy stability, according to WDSuite’s CRE market data. This positioning helps small to mid-size assets maintain leasing velocity in Glendale while offering potential for steady cash flow.
Situated in Glendale’s Urban Core, the property benefits from strong neighborhood fundamentals that matter for multifamily operations. The area scores competitively among Los Angeles-Long Beach-Glendale neighborhoods (ranked 178 out of 1,441 overall), with amenity access in the top national percentiles — cafes, groceries, parks, and pharmacies each test near the 99th percentile nationally. For investors, this translates into daily-life convenience that supports tenant retention and leasing.
Renter concentration is high at the neighborhood level, with roughly seven in ten housing units renter-occupied, indicating a deep tenant base and demand resiliency for multifamily product. Neighborhood occupancy is reported at 93% (neighborhood metric, not the property), a level that typically supports stable operations, though recent softening should be monitored in underwriting and renewal strategies.
School quality trends above national averages (around the 73rd percentile), which can benefit long-term hold strategies that depend on household stability. Median home values are elevated relative to incomes (nationally high value-to-income ratio), which in practice sustains reliance on multifamily rentals and can support pricing power when managed alongside resident affordability considerations.
The asset’s 1988 construction is newer than the neighborhood’s older average stock (1963). That vintage can offer competitive positioning versus mid-century buildings while still warranting capital planning for systems modernization or targeted value-add to meet Class B renter expectations.
Within a 3-mile radius, demographic data show modest population contraction but a slight increase in total households alongside smaller average household sizes. Looking ahead, projections indicate additional household growth, which suggests a gradual expansion of the renter pool and supports occupancy stability for well-managed assets.
Neighborhood safety indicators compare favorably at the national level. Property offenses are in the top percentile nationally for lower incident rates, and violent offenses trend in the top quartile nationwide — signals that, relative to many U.S. neighborhoods, this area performs well. These are neighborhood-level trends, not property-specific conditions, and investors should still apply standard due diligence on block-level patterns.
Within the Los Angeles-Long Beach-Glendale metro context, the neighborhood performs competitively among 1,441 neighborhoods. Year-over-year improvements are evident in both violent and property offense measures, reinforcing a constructive near-term trajectory. As always, pair these indicators with local management insights and recent police and community reports when calibrating risk.
Proximity to major employers underpins renter demand and commute convenience. Nearby anchors include Avery Dennison (materials), Disney (media and entertainment), Radio Disney (media), Microsoft (technology), and Reliance Steel & Aluminum (metals distribution), supporting a diversified white-collar and creative workforce.
- Avery Dennison — materials & labeling (1.6 miles) — HQ
- Disney — media & entertainment (4.5 miles) — HQ
- Radio Disney — media (5.3 miles)
- Microsoft — technology (5.6 miles)
- Reliance Steel & Aluminum — metals distribution (5.7 miles) — HQ
This 22-unit, 1988-vintage asset sits in a high-amenity Glendale neighborhood where renter concentration is elevated and occupancy trends are steady at the neighborhood level. Elevated ownership costs and strong daily-life convenience support durable multifamily demand, while the property’s newer-than-neighborhood vintage offers competitive positioning versus older local stock and potential for targeted value-add. According to CRE market data from WDSuite, neighborhood NOI per-unit trends screen competitively versus national peers, reinforcing the area’s revenue potential for well-run Class B assets.
Forward-looking dynamics within a 3-mile radius point to growth in total households and smaller household sizes, broadening the renter pool over time and supporting lease-up and renewal strategies. Key underwriting considerations include resident affordability management (given rent-to-income pressures at the neighborhood level) and monitoring any incremental softening in neighborhood occupancy.
- High renter concentration and amenity-rich Urban Core support stable tenant demand
- 1988 vintage outpositions older neighborhood stock; scope for focused value-add and systems upgrades
- Nationally strong safety positioning and competitive neighborhood NOI trends bolster long-term hold thesis
- Household growth within 3 miles signals gradual renter pool expansion that supports occupancy stability
- Risk: manage rent-to-income pressures and track neighborhood occupancy softness in renewals and leasing