| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 68th | Good |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1140 N Columbus Ave, Glendale, CA, 91202, US |
| Region / Metro | Glendale |
| Year of Construction | 1985 |
| Units | 22 |
| Transaction Date | 2019-05-08 |
| Transaction Price | $8,990,000 |
| Buyer | RAINTREE GLENDALE LLC |
| Seller | ROLLING HILLS INVESTMENTS LLC |
1140 N Columbus Ave, Glendale Multifamily Investment
Positioned in a high-cost ownership pocket of Glendale, this asset benefits from a deep renter base and neighborhood occupancy stability, according to WDSuite’s CRE market data. The immediate area’s renter demand outpaces supply growth, supporting steady leasing conditions at the neighborhood level.
This Urban Core pocket of Glendale scores an A among Los Angeles-Long Beach-Glendale neighborhoods (ranked 163 of 1,441), signaling competitive fundamentals for multifamily. Neighborhood occupancy is strong at the area level, and the renter-occupied share is elevated, indicating a broad tenant base that supports lease-up and retention for well-positioned assets.
Daily needs are well covered: grocery and pharmacy access sit in the top decile nationally, with cafes and restaurants also above national medians. Schools in the area trend above the national median on average, which can bolster family-oriented renter demand. Park acreage is limited within the neighborhood, so outdoor space may depend more on property amenities or nearby regional options.
Home values are elevated versus national norms, which typically sustains reliance on rental housing and can reinforce pricing power when units are competitively finished. At the same time, rent-to-income levels point to affordability pressure in lease management, suggesting investors should prioritize renewal strategies and measured rent steps to protect stability.
Within a 3-mile radius, demographics show a stable adult base with a slight population dip but a modest increase in households, implying smaller household sizes and steady demand for professionally managed rentals. Projections indicate further household growth alongside income gains, which supports a larger tenant base and occupancy resilience over the medium term, based on CRE market data from WDSuite.
Safety indicators are mixed. Compared with neighborhoods nationwide, the area trends below the national median for overall safety, but certain measures land in stronger percentiles. Property and violent offense rates compare favorably at the national level (top quartiles), yet recent one-year trend changes have moved in the wrong direction, which investors should monitor as part of risk management.
Within the Los Angeles-Long Beach-Glendale metro, the neighborhood’s crime standing sits below the metro midpoint (ranked 937 of 1,441 neighborhoods), indicating room for improvement relative to peers. As always, underwriting should consider contemporary trend data, lighting and access control, and local community engagement to support resident experience and retention.
Nearby corporate anchors provide a steady employment base and commute convenience that can support renter retention, including Avery Dennison, Disney, Radio Disney, Charter Communications, and Live Nation Entertainment.
- Avery Dennison — corporate offices (0.5 miles) — HQ
- Disney — entertainment & media (3.7 miles) — HQ
- Radio Disney — media offices (4.7 miles)
- Charter Communications — telecommunications offices (5.4 miles)
- Live Nation Entertainment — entertainment offices (6.4 miles)
1140 N Columbus Ave offers 22 units with notably large average floor plans, positioning the asset to capture renters seeking space in a neighborhood where occupancy is solid and renter concentration is high. Built in 1985, the property is newer than the area’s average vintage, which can offer a competitive edge versus older stock; selective modernization of interiors, systems, and curb appeal may unlock value-add upside and support retention.
High neighborhood home values point to a sustained renter pool, while 3-mile demographics indicate households are increasing even as population edges down, expanding the tenant base through smaller household sizes. According to CRE market data from WDSuite, neighborhood-level rents and incomes have been rising, supporting long-term demand, though affordability pressure and mixed safety trends warrant disciplined leasing and asset management.
- Large average unit size supports retention and pricing power relative to smaller comps.
- 1985 vintage provides competitive positioning versus older area stock, with targeted renovations for value-add.
- Elevated home values and strong neighborhood renter-occupied share sustain multifamily demand.
- Household growth within 3 miles expands the tenant base even as household sizes decline.
- Risk: affordability pressure and recent crime trend volatility call for careful leasing and operations.