| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 68th | Good |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1117 San Rafael Ave, Glendale, CA, 91202, US |
| Region / Metro | Glendale |
| Year of Construction | 1987 |
| Units | 21 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1117 San Rafael Ave Glendale Multifamily Investment
This 21-unit property built in 1987 sits in a neighborhood with 95.5% occupancy and strong rental demand in the Los Angeles metro. Commercial real estate analysis from WDSuite shows the area ranks in the top 25% nationally for amenity access and housing fundamentals.
Located in Glendale's urban core, this neighborhood demonstrates strong multifamily fundamentals with occupancy rates of 95.5% and rental housing comprising 64.8% of all units. The area ranks in the top quartile among 1,441 Los Angeles metro neighborhoods for housing metrics and amenity access, supporting tenant retention through high-density retail and service options.
Demographic data aggregated within a 3-mile radius shows 71.6% of housing units are renter-occupied, creating a substantial tenant base of approximately 177,600 residents. Median household income of $82,562 has grown 36% over five years, while contract rents increased 39.7% to $1,910 median, indicating pricing power in this rental market. Forecasts suggest continued household growth of 30.8% through 2028, expanding the renter pool and supporting occupancy stability.
The property's 1987 construction year aligns with the neighborhood average of 1973, suggesting consistent building stock that may present value-add renovation opportunities. High home values with a median of $928,510 and 10.8x income-to-value ratio reinforce rental demand, as elevated ownership costs sustain renter reliance on multifamily housing. The neighborhood's 97th percentile ranking for grocery store density and strong pharmacy access support tenant appeal and lease retention.
Safety metrics show mixed trends that require monitoring. The neighborhood ranks 937th among 1,441 metro neighborhoods for overall crime, placing it near the median. While property crime rates rank favorably at 19th of 1,441 neighborhoods (93rd percentile nationally), recent increases of 148.6% in property offenses and 343.1% in violent offenses warrant attention to security measures and tenant retention strategies.
These crime trend increases, while concerning, may reflect reporting changes or localized incidents rather than sustained deterioration. Investors should consider enhanced security features and maintain awareness of neighborhood safety initiatives that could stabilize these metrics over the investment timeline.
The Glendale area benefits from proximity to major corporate headquarters and offices that support workforce housing demand, including global brands in manufacturing, entertainment, and professional services.
- Avery Dennison — manufacturing & materials (0.4 miles) — HQ
- Disney — entertainment & media (3.7 miles) — HQ
- Radio Disney — broadcasting (4.7 miles)
- Charter Communications — telecommunications (5.4 miles)
- Live Nation Entertainment — entertainment services (6.3 miles)
This 21-unit Glendale property offers exposure to a stable rental market with 95.5% neighborhood occupancy and strong demographic fundamentals. The 1987 construction provides potential value-add opportunities through renovations, while the urban core location benefits from top-quartile amenity access and proximity to major employers including Avery Dennison headquarters. According to CRE market data from WDSuite, the area's 71.6% renter occupancy rate and projected household growth of 30.8% through 2028 support long-term rental demand.
High ownership costs with median home values at $928,510 reinforce rental market dynamics, keeping households in multifamily housing. However, investors should monitor recent crime trend increases and rent-to-income pressures that rank in the bottom quartile nationally, which may affect tenant retention and necessitate competitive lease management strategies.
- Strong occupancy fundamentals with 95.5% neighborhood rate and expanding renter base
- Value-add potential through 1987 vintage property improvements
- Top-quartile amenity access supporting tenant retention
- Proximity to major employment anchors including Fortune 500 headquarters
- Risk considerations: Recent crime increases and affordability pressures require active management