| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 38th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1050 Raymond Ave, Glendale, CA, 91201, US |
| Region / Metro | Glendale |
| Year of Construction | 1985 |
| Units | 20 |
| Transaction Date | 2022-03-31 |
| Transaction Price | $7,600,000 |
| Buyer | VARU PARESH |
| Seller | KONG CHING YI |
1050 Raymond Ave Glendale Multifamily Investment Position
Neighborhood occupancy remains tight and renter demand is reinforced by a high-cost ownership market, according to WDSuite’s CRE market data. This combination supports stable leasing dynamics while leaving room for operational upside at a 1985-vintage asset.
The property sits in Glendale’s Urban Core, where neighborhood occupancy is reported at 96.8% — a signal of leasing stability at the neighborhood level rather than the property itself, based on CRE market data from WDSuite. The area’s renter-occupied share ranks 27th among 1,441 Los Angeles metro neighborhoods and is in the top percentile nationally, indicating a deep tenant base for multifamily product.
Daily-needs access is a local strength. Cafes and grocery options are both in the 99th percentile nationally, and restaurants trend in the low-90s percentile — conveniences that support renter retention and lifestyle appeal. Park access is limited (metro rank near the bottom among 1,441 neighborhoods), so outdoor space programming at the property can help differentiate.
Home values in the neighborhood sit in the 96th percentile nationally, a high-cost ownership environment that tends to sustain reliance on rental housing and can bolster pricing power when managed carefully. Median contract rents benchmark above most U.S. neighborhoods (upper-80s percentile), reinforcing the area’s position as a durable renter market, while the neighborhood’s rent-to-income signals warrant close lease management to mitigate affordability pressure.
Within a 3-mile radius, demographics point to a stable-to-expanding renter pool: recent years show modest population growth with households increasing and average household size trending smaller, which can translate into more renters entering the market. Forward-looking estimates suggest households continue to rise even as population edges down, implying smaller household sizes and sustained multifamily demand. These trends are directional and apply to the surrounding area, not the property.
Vintage matters for competitiveness: the asset was built in 1985, newer than the neighborhood’s average stock (1961), which can provide an edge versus older buildings. Investors should still plan for modernization of building systems and finishes to meet current renter expectations and support retention.
Safety indicators for the neighborhood are mixed but generally comparable to broader U.S. norms. Overall crime levels track near the Los Angeles metro median (ranked 730 among 1,441 metro neighborhoods). Nationally, property and violent offense estimates place the neighborhood in the 70s percentiles for safety, which is favorable versus many areas. Recent year changes show some volatility in property offenses, so prudent security measures and tenant communication remain advisable.
Proximity to major corporate offices supports commuter convenience and broadens the renter base for workforce and professional tenants. Key nearby employers include Disney, Avery Dennison, Radio Disney, and Charter Communications.
- Disney — entertainment HQ (2.2 miles) — HQ
- Avery Dennison — materials & packaging HQ (2.2 miles) — HQ
- Radio Disney — media offices (3.2 miles)
- Charter Communications — telecommunications offices (3.6 miles)
This 20-unit, 1985-vintage property in Glendale offers a balanced mix of demand drivers: a renter-heavy neighborhood with tight occupancy, strong daily-needs access, and a high-cost ownership backdrop that helps sustain reliance on rentals. According to CRE market data from WDSuite, neighborhood occupancy is elevated versus many U.S. areas and the renter-occupied share ranks among the highest in the Los Angeles metro, supporting depth of tenant demand and lease-up resilience.
Newer-than-average vintage versus the local stock (1961 average) provides competitive positioning, while targeted upgrades can unlock value through improved retention and pricing. Area fundamentals are reinforced by proximity to major employers; however, investors should manage around affordability pressure signals and monitor crime trend volatility and the area’s limited park access when planning amenities and tenant experience.
- Tight neighborhood occupancy and deep renter base support leasing stability
- 1985 construction offers an edge over older local stock with value-add potential
- High-cost ownership market underpins rental demand and potential pricing power
- Employer proximity (Disney, Avery Dennison, Charter) broadens the tenant pool
- Risks: affordability pressure, variable property crime trends, limited nearby parks