| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 38th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1062 Raymond Ave, Glendale, CA, 91201, US |
| Region / Metro | Glendale |
| Year of Construction | 1987 |
| Units | 20 |
| Transaction Date | 2022-08-30 |
| Transaction Price | $8,950,000 |
| Buyer | WENDT GEORGE E |
| Seller | 1060 RAYMOND LLC |
1062 Raymond Ave, Glendale 20-Unit Multifamily
Neighborhood renter demand is durable, with strong occupancy and a high share of renter-occupied housing supporting stable leasing, according to WDSuite s CRE market data. This positioning can help underpin cash flow consistency while leaving room for selective value-add.
Located in Glendale s Urban Core, the property benefits from a renter-driven area where neighborhood occupancy trends are above most neighborhoods nationwide and the share of housing units that are renter-occupied is elevated. For investors, this points to a deep tenant base and supports lease-up and retention.
Access to daily needs is a strength: grocery and cafe density rank in the 99th percentile nationally, and overall amenities sit in the top quartile. Within the Los Angeles-Long Beach-Glendale metro, this neighborhood is competitive among 1,441 neighborhoods by overall rating (B+; neighborhood rank 473 of 1,441), a signal of balanced fundamentals rather than a niche location.
Rents in the neighborhood trend on the higher side versus national benchmarks, and home values are in the 96th percentile nationally. This high-cost ownership market typically sustains renter reliance on multifamily housing, which can support pricing power but requires careful income screening and lease management. At the same time, the reported rent-to-income dynamics indicate potential affordability pressure; investors should underwrite with conservative rent growth and attention to renewal strategies.
Vintage matters for competitive positioning. The average neighborhood construction year skews older (1961 across the metro comparison set), while this asset s 1987 construction is newer than much of the local stock. That can reduce near-term functional obsolescence versus older assets, though targeted modernization (systems, interiors, common areas) may still be warranted to meet current renter preferences.
Demographics aggregated within a 3-mile radius show relatively stable population levels with an increase in households and a modest reduction in average household size over the historical period. Looking ahead, forecasts indicate more households and smaller household sizes even with flat-to-slightly lower population, which generally expands the renter pool and supports occupancy stability for well-located apartments.
Safety indicators are mixed but generally compare favorably to many neighborhoods nationwide. Based on metro-comparable ranks and national percentiles, the neighborhood reads safer than average on violent and property offense benchmarks (both above the 70th percentile nationally), which can aid resident retention and leasing. However, recent year-over-year movements show some volatility, so investors should review current, property-specific security measures and monitor trendlines rather than relying solely on historical baselines.
Within the Los Angeles-Long Beach-Glendale metro (1,441 neighborhoods), the area performs above the metro median on safety-related measures, but not at the very top. Underwriting should incorporate routine safety audits and engagement with local resources to maintain resident confidence.
Proximity to major corporate employers strengthens weekday demand and supports retention for workforce and creative professionals. Nearby anchors include Avery Dennison, Disney, Radio Disney, Charter Communications, and Live Nation Entertainment.
- Avery Dennison corporate offices (2.2 miles) HQ
- Disney corporate offices (2.2 miles) HQ
- Radio Disney corporate offices (3.2 miles)
- Charter Communications corporate offices (3.6 miles)
- Live Nation Entertainment corporate offices (5.7 miles)
1062 Raymond Ave offers 20 units averaging roughly 800 square feet in a renter-centric Glendale location where neighborhood occupancy is strong and amenities rank well nationally. The 1987 vintage is newer than much of the area s older housing stock (average 1961), helping competitiveness versus legacy assets while still leaving room for targeted upgrades. According to CRE market data from WDSuite, elevated home values in the neighborhood reinforce reliance on rental housing, which can support steady demand and pricing power with prudent income qualification.
Within a 3-mile radius, historical trends show stable population with more households and smaller household sizes, and forward views point to additional household growth a setup that typically expands the tenant base and supports occupancy stability. Key risks include affordability pressure relative to incomes and normalizing safety trends, which warrant conservative underwriting and active asset management.
- Renter-driven neighborhood with strong occupancy supporting leasing stability
- Amenity-rich location (groceries, cafes, services) aiding retention
- 1987 vintage newer than local average, with upgrade potential for yield
- High-cost ownership market sustains rental reliance and pricing power
- Risks: affordability pressure and mixed safety trendlines call for conservative underwriting