| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 70th | Good |
| Amenities | 29th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1019 E Glenoaks Blvd, Glendale, CA, 91206, US |
| Region / Metro | Glendale |
| Year of Construction | 1987 |
| Units | 37 |
| Transaction Date | --- |
| Transaction Price | $2,745,000 |
| Buyer | BERKELEY FEDERAL BANK & TRUST FSB |
| Seller | T C C DEVELOPMENT COMPANY |
1019 E Glenoaks Blvd Glendale Multifamily Investment
This 37-unit property built in 1987 sits in a neighborhood where rents rank in the 92nd percentile nationally, according to CRE market data from WDSuite.
This Glendale neighborhood demonstrates strong fundamentals for multifamily property research, with median rents of $2,047 ranking 494th among 1,441 metro neighborhoods and placing in the 92nd percentile nationally. The area maintains a 91.3% occupancy rate with 45.9% of housing units renter-occupied, supporting consistent tenant demand. Demographics within a 3-mile radius show a stable population of 183,168 with 68.3% of households renting, creating a substantial tenant pool.
Built in 1987, this property aligns with the neighborhood's average construction year of 1953, though the building's more recent vintage may reduce near-term capital expenditure needs compared to older area stock. The neighborhood ranks in the 70th percentile nationally for demographics, with median household income of $133,150 and strong educational attainment at 34.5% bachelor's degree holders.
Rent growth has been modest at 41% over five years, while home values reached $1.42 million median, ranking in the 99th percentile nationally. These elevated ownership costs reinforce rental demand by keeping households in the multifamily market. The area shows limited amenity density with minimal cafes and restaurants, though grocery access ranks in the 75th percentile nationally at 1.26 stores per square mile.
Demographic projections through 2028 indicate household growth of 31.8% within the 3-mile radius, with median rents forecast to reach $2,672 - a 42% increase that could support pricing power for well-positioned properties. The expanding renter pool and income growth projections suggest sustained multifamily demand fundamentals.
Crime data for this neighborhood is not currently available in the dataset, limiting specific safety comparisons against metro and national benchmarks. Investors should conduct independent due diligence on local crime trends and consider consulting municipal crime statistics or security assessments as part of their underwriting process.
The neighborhood's Urban Core classification and proximity to major employment centers like Avery Dennison headquarters may benefit from increased foot traffic and commercial activity during business hours, though this should be verified through site visits and local market intelligence.
The area benefits from proximity to several major corporate employers, with Avery Dennison's headquarters less than a mile away providing workforce housing demand from professional tenants.
- Avery Dennison — materials and labeling solutions (0.9 miles) — HQ
- Disney — entertainment and media (4.9 miles) — HQ
- Radio Disney — broadcasting (5.8 miles)
- Charter Communications — telecommunications (6.6 miles)
- Microsoft — technology (7.4 miles)
This 37-unit Glendale property offers exposure to a high-rent neighborhood where median rents rank in the 92nd percentile nationally and household income growth of 95% over five years demonstrates strong tenant earning power. The 1987 construction vintage provides a balance between modern amenities and potential value-add opportunities, while proximity to Avery Dennison headquarters and Disney corporate offices supports professional tenant demand.
Demographic projections show 31.8% household growth through 2028 within a 3-mile radius, with forecast median rents reaching $2,672 - representing 42% growth potential. However, commercial real estate analysis indicates the neighborhood's 91.3% occupancy rate trails some metro markets, and limited amenity density may impact tenant retention compared to more lifestyle-oriented submarkets.
- High-rent market with 92nd percentile national ranking supports premium positioning
- Strong household income growth and 68.3% renter tenure within 3-mile radius
- Corporate employment base including Avery Dennison HQ provides workforce housing demand
- 1987 vintage offers value-add potential with reduced near-term capital needs
- Risk: Limited amenity density and 91.3% neighborhood occupancy may pressure renewals