| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 55th | Good |
| Amenities | 95th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1140 Stanley Ave, Glendale, CA, 91206, US |
| Region / Metro | Glendale |
| Year of Construction | 1984 |
| Units | 22 |
| Transaction Date | 2004-07-29 |
| Transaction Price | $700,000 |
| Buyer | CARVAJAL FAMILY TRUST |
| Seller | RAZMIK GRIGORIAN TRUST |
1140 Stanley Ave Glendale Multifamily Investment
This 22-unit property sits in an Urban Core neighborhood ranking in the top quartile among 1,441 Los Angeles metro neighborhoods for overall investment metrics. CRE market data from WDSuite indicates strong renter demand with 71% of housing units occupied by tenants.
The property's Urban Core neighborhood demonstrates strong fundamentals for multifamily investors, ranking 175th among 1,441 neighborhoods in the Los Angeles-Long Beach-Glendale metro area with an "A" rating. The area maintains robust renter demand with 71% of housing units occupied by tenants, ranking in the 97th percentile nationally for rental share.
Built in 1984, this property aligns with the neighborhood's average construction year of 1974, indicating potential value-add opportunities through strategic renovations and unit improvements. The area's median contract rent of $1,943 has grown 40% over five years, while NOI per unit averages $12,210, placing the neighborhood in the 89th percentile nationally for operating performance.
Demographics within a 3-mile radius support sustained rental demand, with 67% of households renting versus owning. The area shows strong amenity density with 6.95 grocery stores per square mile (98th percentile nationally) and 2.32 cafes per square mile (95th percentile nationally). Home values averaging $685,042 reinforce rental demand by keeping ownership costs elevated relative to renting options.
Household income growth of 59% over five years to $74,923 median suggests improving tenant quality and retention potential. The neighborhood's rent-to-income ratio of 34% indicates manageable affordability for residents, though this ranks in the bottom quartile nationally, requiring careful attention to renewal rates and concession strategies.
Crime data for this neighborhood is not currently available in the dataset. Investors should conduct independent due diligence on local safety conditions through municipal police reports, neighborhood association updates, and on-site property visits to assess security considerations that may impact tenant retention and property management costs.
The property benefits from proximity to major corporate employers, with Avery Dennison's headquarters just over a mile away supporting local workforce housing demand.
- Avery Dennison — materials & labeling solutions (1.1 miles) — HQ
- Disney — entertainment & media (4.9 miles) — HQ
- Radio Disney — broadcasting (5.8 miles)
- Microsoft — technology offices (6.7 miles)
- Reliance Steel & Aluminum — industrial materials (6.7 miles) — HQ
This 22-unit property offers value-add potential in a top-quartile Los Angeles neighborhood with strong rental fundamentals. Built in 1984, the asset presents renovation opportunities to capture upside from the area's $1,943 median rent levels and 40% five-year rent growth. According to multifamily property research from WDSuite, the neighborhood's 71% renter occupancy rate ranks in the 97th percentile nationally, indicating sustained tenant demand.
Demographics within a 3-mile radius show household income growth of 59% over five years, supporting tenant quality improvements and retention. The area's amenity density ranks in the top percentiles nationally for grocery stores and dining options, enhancing tenant appeal. However, the neighborhood's rent-to-income ratio of 34% ranks in the bottom quartile nationally, requiring active lease management and competitive positioning strategies.
- Top quartile neighborhood ranking among 1,441 Los Angeles metro areas
- Value-add opportunity with 1984 construction year and renovation potential
- Strong renter demand with 71% tenant occupancy (97th percentile nationally)
- Proximity to major employers including Avery Dennison headquarters
- Risk: Rent-to-income ratios require careful lease management and competitive positioning