| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 38th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1044 Winchester Ave, Glendale, CA, 91201, US |
| Region / Metro | Glendale |
| Year of Construction | 1988 |
| Units | 20 |
| Transaction Date | 2018-03-20 |
| Transaction Price | $6,950,000 |
| Buyer | CARVAJAL LUIS S |
| Seller | BURCHETT PARTNERS LLC |
1044 Winchester Ave Glendale Multifamily Investment
Neighborhood fundamentals point to durable renter demand and steady occupancy, according to WDSuite’s CRE market data. Investors should note the area’s deep renter base and strong amenity access supporting leasing stability.
Located in Glendale’s Urban Core, the property sits in a neighborhood rated B+ and ranked 473 among 1,441 metro neighborhoods — competitive among Los Angeles-Long Beach-Glendale submarkets for multifamily demand. Neighborhood occupancy is reported at 96.8% (neighborhood metric, not the property), placing it in the top quartile nationally, which supports income stability for well-managed assets.
Amenity access is a local strength. Cafes and grocery options register near the top nationally (both in the 99th percentile), while restaurants also rate well above average. This convenience profile typically aids leasing velocity and retention. Park access is limited within the immediate neighborhood, which may modestly temper appeal for residents prioritizing green space.
The neighborhood has a high share of renter-occupied housing units (neighborhood tenure), signaling a deep tenant base for apartments. Home values in the neighborhood measure high versus national norms, a high-cost ownership context that can reinforce reliance on multifamily housing and support pricing power when managed carefully.
The asset’s 1988 construction is newer than the neighborhood’s average vintage of 1961. That positioning generally enhances competitiveness versus older stock, though investors should plan for modernization of building systems typical of late-1980s assets to protect NOI and support future rent positioning.
Demographic statistics aggregated within a 3-mile radius show population largely steady in recent years with households increasing and average household size edging lower. Forward-looking projections indicate continued growth in household counts through 2028 alongside rising incomes, expanding the renter pool and supporting occupancy. These dynamics, combined with local amenity strength, are constructive for multifamily property research focused on renter demand depth.
Safety trends are mixed but broadly stable in context. The neighborhood’s overall crime standing is around the middle of the pack among 1,441 metro neighborhoods, while national comparisons place violent and property offense rates in the upper half of safer areas, with property crime testing near the top quartile nationally. Recent year-over-year shifts show some uptick in property offenses; prudent operators can mitigate risk with lighting, access control, and resident engagement.
Proximity to major corporate offices underpins renter demand with short commutes and diversified employment. Nearby anchors include Avery Dennison, Disney, Radio Disney, Charter Communications, and Live Nation Entertainment.
- Avery Dennison — corporate offices (2.1 miles) — HQ
- Disney — entertainment studios & offices (2.2 miles) — HQ
- Radio Disney — media offices (3.2 miles)
- Charter Communications — telecommunications offices (3.8 miles)
- Live Nation Entertainment — entertainment corporate offices (5.6 miles)
1044 Winchester Ave is a 20-unit, 1988-vintage asset positioned in a competitive Glendale neighborhood where the local renter base is deep and neighborhood occupancy has held above national norms. According to CRE market data from WDSuite, the surrounding area shows strong amenity access and a high-cost ownership market, both supportive of sustained rental demand and leasing resilience.
Newer-than-neighborhood-average vintage provides a relative edge over older stock while leaving room for targeted value-add and systems modernization to enhance durability and rent positioning. Demographic statistics aggregated within a 3-mile radius indicate households rising and incomes trending higher over time, expanding the tenant base and supporting occupancy stability. Key watchpoints include affordability pressure in parts of the immediate neighborhood and normal late-1980s capital planning needs.
- Deep renter concentration and neighborhood occupancy supportive of cash flow stability
- 1988 vintage offers competitive positioning with value-add and system upgrades potential
- Strong amenity access (cafes, groceries, dining) aids leasing and retention
- 3-mile household growth and rising incomes expand the tenant base
- Risk: affordability pressure and capex for aging systems require disciplined management