| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 55th | Good |
| Amenities | 95th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1010 E Acacia Ave, Glendale, CA, 91205, US |
| Region / Metro | Glendale |
| Year of Construction | 1988 |
| Units | 31 |
| Transaction Date | 2016-10-07 |
| Transaction Price | $9,150,000 |
| Buyer | McCadillac Properties LLC |
| Seller | --- |
1010 E Acacia Ave Glendale 31-Unit Multifamily
Neighborhood renter-occupied share is high and occupancy has been resilient, supporting stable leasing fundamentals for a 31-unit asset, according to WDSuite’s CRE market data from ongoing commercial real estate analysis.
Located in Glendale’s Urban Core, the property benefits from a neighborhood rated A and ranked 178 of 1,441 within the Los Angeles-Long Beach-Glendale metro—competitive among Los Angeles-Long Beach-Glendale neighborhoods. Amenity access is a clear strength: cafes, groceries, pharmacies, and parks all score in the top quartile nationally, reinforcing day-to-day convenience and supporting renter retention.
The 1988 vintage is newer than the neighborhood’s average construction year, which skews 1960s. For investors, this typically means better competitive positioning versus older stock, while still planning for targeted modernization of interiors and building systems over a hold period.
Tenure patterns indicate depth of demand for multifamily: the neighborhood has a high share of renter-occupied housing units (near the top of the metro distribution), which generally supports a larger tenant base and steadier leasing. Within a 3-mile radius, recent data show modest population contraction alongside an increase in total households and smaller average household sizes—conditions that can expand the renter pool and support occupancy, especially for well-located mid-size properties.
Pricing power should be managed thoughtfully. Home values are elevated relative to incomes (top end nationally), which tends to sustain reliance on rental housing and can aid renewals; however, rent-to-income ratios are also high, implying affordability pressure that warrants careful lease management and renewal strategies. Average school ratings sit above national medians, and combined with strong amenity access, provide livability features that help attract and retain tenants.
Safety metrics compare favorably. The neighborhood ranks 73 out of 1,441 metro neighborhoods, indicating performance above the metro median and competitive among Los Angeles-Long Beach-Glendale areas. Nationally, it sits in a high safety percentile, placing it in the top quartile compared with neighborhoods across the country.
Recent trend data point to meaningful year-over-year declines in both property and violent offenses at the neighborhood level. While any urban core location warrants standard risk controls, these directional improvements provide a supportive backdrop for renter retention and day-to-day operations.
Proximity to major employers supports commute convenience and broad renter demand, with nearby headquarters and corporate offices across packaging, media, technology, industrial distribution, and real estate services: Avery Dennison, Disney, Microsoft, Reliance Steel & Aluminum, and CBRE Group.
- Avery Dennison — packaging & materials (1.7 miles) — HQ
- Disney — media & entertainment (5.0 miles) — HQ
- Microsoft — technology offices (5.7 miles)
- Reliance Steel & Aluminum — industrial distribution (5.8 miles) — HQ
- CBRE Group — real estate services (5.8 miles) — HQ
This 31-unit, 1988-vintage asset sits in a Glendale neighborhood with strong livability and renter fundamentals. Amenity access ranks in the top quartile nationally, and the area’s renter-occupied housing share is high for the metro, supporting a deep tenant base. Within a 3-mile radius, households are growing even as population edges down, suggesting smaller household sizes and a broader renter pool that can support occupancy stability. Elevated ownership costs in the area generally reinforce reliance on rental housing, though lease strategies should account for affordability pressure.
Relative to older local stock, the property’s vintage offers competitive positioning with room for targeted value-add to modernize finishes and systems. According to CRE market data from WDSuite, neighborhood occupancy remains healthy by national standards, and local crime measures have improved year over year—potential tailwinds for retention and day-to-day operations when paired with disciplined expense control and pricing management.
- Renter depth: high neighborhood share of renter-occupied units supports a larger tenant base and steadier leasing.
- Location advantage: top-quartile amenity access aids livability and renewal potential.
- Competitive vintage: 1988 construction out-positions older stock, with clear value-add pathways via selective modernization.
- Demand outlook: within 3 miles, rising household counts and smaller sizes expand the renter pool, supporting occupancy.
- Risks: elevated rent-to-income ratios require careful pricing and renewal tactics to manage retention.