| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 68th | Good |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 112 W Acacia Ave, Glendale, CA, 91204, US |
| Region / Metro | Glendale |
| Year of Construction | 1986 |
| Units | 20 |
| Transaction Date | 2005-01-06 |
| Transaction Price | $3,130,000 |
| Buyer | MJS 9229 LLC |
| Seller | F & G ACACIA II LTD |
112 W Acacia Ave Glendale Urban-Core Multifamily
Positioned in Glendale an amenity-rich urban core with above-median neighborhood occupancy the asset benefits from deep renter demand and proximity to major employment nodes, according to WDSuite 27s CRE market data.
Glendale 27s urban core around 112 W Acacia Ave shows durable renter fundamentals for multifamily investors. Neighborhood occupancy is above the metro median, and the share of housing units that are renter-occupied is very high, indicating a broad tenant base and potential leasing stability. The property 27s 1986 vintage is newer than the neighborhood 27s average construction year of 1966, which may support competitive positioning versus older stock while still warranting targeted system upgrades as part of long-term capital planning.
Daily-life amenities are a clear strength. Caf e9, grocery, restaurant, childcare, and pharmacy densities all sit in high national percentiles, translating to strong walk-to convenience that supports retention and rentability. Within the Los Angeles-Long Beach-Glendale metro, the neighborhood ranks 192 out of 1,441 overall (A-rated), making it competitive among Los Angeles-Long Beach-Glendale neighborhoods without relying on destination amenities like parks (limited dedicated park acreage locally).
Three-mile demographic data (aggregated within a 3-mile radius) indicates modest population softening in recent years alongside a small increase in households, suggesting smaller household sizes and a steady renter pool. Median incomes have trended upward, and rents have moved higher as well, reinforcing the need for attentive lease management. In this high-cost ownership market, elevated ownership costs tend to sustain reliance on multifamily housing, supporting demand depth and occupancy.
Looking ahead, forecasts within the 3-mile radius point to further increases in household counts and higher nominal contract rents. For investors, that combination 14a larger household base and continued rent growth supports the case for stable occupancy and disciplined pricing power, though affordability pressure should be monitored as rents outpace some household segments. These dynamics are grounded in WDSuite 27s multifamily property research and align with broader urban-core trends in infill Los Angeles County.
Neighborhood safety benchmarks are comparatively favorable in national context, with indicators landing in higher national percentiles (safer relative to many U.S. neighborhoods). Recent data also points to notable year-over-year declines in both property and violent offense rates, a positive directional trend for tenant retention and leasing stability. These figures reflect neighborhood-level patterns rather than property-specific conditions and can vary block to block.
Investors should continue to track trendlines at the neighborhood level and across the broader Los Angeles-Long Beach-Glendale metro. Maintaining standard security, lighting, and access controls remains prudent for asset operations in an urban-core setting.
Nearby corporate offices in packaging, media/entertainment, and technology underpin a large commuter workforce and support lease-up and retention potential. The list below reflects key employers within a short drive of the property.
- Avery Dennison corporate offices (1.6 miles) HQ
- Disney media & entertainment (4.3 miles) HQ
- Radio Disney media & entertainment (5.1 miles)
- Live Nation Entertainment media & entertainment offices (5.5 miles)
- Microsoft technology offices (5.6 miles)
This 20-unit, 1986-vintage asset sits in a Los Angeles County urban core where neighborhood occupancy is above the metro median and renter concentration is exceptionally high, pointing to a deep tenant base and durable leasing conditions. Strong amenity density including groceries, restaurants, childcare, and pharmacies in high national percentiles supports day-to-day livability and can aid retention. According to CRE market data from WDSuite, the neighborhood 27s fundamentals compare favorably within the metro and track with infill Los Angeles patterns.
Three-mile demographics show a slight population dip but rising household counts and higher incomes, with forecasts calling for additional household growth and continued rent increases. For investors, that backdrop paired with the property 27s newer-than-average neighborhood vintage suggests ongoing demand with potential to enhance competitiveness through selective modernization. Key watch items include affordability pressure (as rents outpace portions of the income distribution) and typical urban-core operating considerations.
- Above-median neighborhood occupancy and very high renter-occupied share support leasing stability.
- Amenity-rich urban core with strong caf e9, grocery, restaurant, childcare, and pharmacy access aids retention.
- 1986 vintage is newer than area average, offering competitive positioning with targeted value-add potential.
- Three-mile outlook indicates more households and higher nominal rents, supporting occupancy and pricing power.
- Risks: affordability pressure, limited nearby park acreage, and standard urban-core operating considerations.