| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 38th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1063 Raymond Ave, Glendale, CA, 91201, US |
| Region / Metro | Glendale |
| Year of Construction | 1986 |
| Units | 20 |
| Transaction Date | 1997-05-09 |
| Transaction Price | $1,340,000 |
| Buyer | NAZARIAN HARRY |
| Seller | KIM EUGENE SH |
1063 Raymond Ave Glendale: 20-Unit Multifamily Investment
Neighborhood occupancy is strong, supporting income stability for well-run assets, according to WDSuite’s CRE market data. The area’s deep renter base points to steady leasing, with pricing power tempered by local affordability pressures.
Located in Glendale’s Urban Core, the property benefits from a renter-driven neighborhood and resilient demand fundamentals. Neighborhood occupancy is elevated (measured for the neighborhood, not this property), placing the area in the upper range nationally, based on CRE market data from WDSuite. A high concentration of renter-occupied housing units signals depth of tenant demand and supports leasing stability for multifamily operators.
Everyday amenities are a local strength: the neighborhood ranks near the top of the metro for cafes and grocery access, with national percentiles in the 90s. This convenience can bolster resident retention and leasing velocity. Park access is comparatively limited within the immediate neighborhood, which investors should weigh against the strong retail and service mix.
Home values in the neighborhood are elevated relative to most U.S. neighborhoods, reinforcing reliance on rental housing and supporting the renter pool. At the same time, local rent-to-income ratios are high, which introduces affordability pressure and suggests careful revenue management and renewal strategies. Median contract rents benchmark above many peers nationally, reflecting the area’s quality and access but also the need for disciplined leasing.
Within a 3-mile radius, households have increased over the past five years and are projected to expand further, indicating a larger tenant base ahead even as average household size trends lower. Population is roughly stable to slightly lower in projections, which points to smaller households rather than unit oversupply and can still support occupancy through a broader pool of renters entering the market.
The property’s 1986 vintage is newer than the neighborhood’s older housing stock (average construction year 1961). This relative youth can provide competitive positioning versus mid-century buildings, while still leaving room for targeted system upgrades or modernization to capture value-add upside.
Safety indicators for the neighborhood are broadly favorable in a national context and around the metro median locally. According to WDSuite’s data, violent offense rates track in the top quartile nationally (safer than most neighborhoods), and property offense rates are also above the national median. Recent year-over-year trends show some uptick in property incidents, so operators should incorporate standard security and lighting practices common to urban Los Angeles submarkets.
Overall, the area compares competitively among Los Angeles-Long Beach-Glendale neighborhoods (1,441 neighborhoods in the metro), with safety readings that support workforce and professional renter demand without being an outlier on either end of the spectrum. As always, investors should evaluate block-by-block conditions during site visits and monitor trendlines rather than single-year readings.
Proximity to major entertainment, media, and corporate offices supports a broad renter base and commute convenience for residents, aiding leasing and retention. Nearby employers include Disney, Avery Dennison, Radio Disney, Charter Communications, and Live Nation Entertainment.
- Disney — entertainment HQ (2.2 miles) — HQ
- Avery Dennison — packaging & labeling corporate offices (2.3 miles) — HQ
- Radio Disney — media offices (3.2 miles)
- Charter Communications — telecommunications offices (3.6 miles)
- Live Nation Entertainment — live entertainment corporate offices (5.7 miles)
This 20-unit, 1986-vintage asset sits in a high-occupancy, renter-heavy Glendale neighborhood where elevated home values reinforce rental demand, according to CRE market data from WDSuite. The property is relatively newer than much of the surrounding stock, offering competitive positioning versus older buildings while leaving room for targeted upgrades to drive rents and retention.
Neighborhood fundamentals are supported by strong amenity access and a deep tenant base. Within a 3-mile radius, household counts have risen and are projected to expand further, pointing to renter pool expansion even as average household size trends lower. Investors should balance these strengths with prudent lease management, given high local rent-to-income ratios and modest recent upticks in property incidents.
- High neighborhood occupancy and deep renter concentration support income stability
- 1986 vintage offers competitive edge versus older local stock with value-add potential
- Strong cafe and grocery access underpins resident retention and leasing velocity
- 3-mile household growth and projections indicate a larger tenant base ahead
- Risk: high rent-to-income ratios and recent property crime uptick call for disciplined revenue and security management