| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 51st | Fair |
| Amenities | 96th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1151 Raymond Ave, Glendale, CA, 91201, US |
| Region / Metro | Glendale |
| Year of Construction | 1985 |
| Units | 27 |
| Transaction Date | 2015-10-14 |
| Transaction Price | $8,410,000 |
| Buyer | T-5 HOLDINGS LLC |
| Seller | PATEL PARIMAL M |
1151 Raymond Ave Glendale Multifamily Investment
Neighborhood-level data point to durable renter demand and above-median occupancy, supported by strong amenity access, according to WDSuite s CRE market data. Metrics cited reflect the surrounding neighborhood rather than the property itself.
Located in Glendale s Urban Core within the Los Angeles-Long Beach-Glendale metro, the neighborhood ranks 161 out of 1,441 neighborhoods overall (A rating), signaling competitive positioning among metro peers. Amenity access is a clear strength: the amenity rank is 44 of 1,441 (competitive among metro neighborhoods) and sits in the 96th percentile nationally, with cafes and grocery availability in the 100th percentile and pharmacies in the 99th percentile. This depth of daily conveniences typically supports lease retention and reduces friction for residents.
Renter demand fundamentals are favorable. The neighborhood s renter-occupied share of housing units is high (99th percentile nationally), indicating a deep tenant base for multifamily. Neighborhood occupancy is above the national median (64th percentile), which supports income stability, though investors should still underwrite to local leasing seasonality and concessions typical for the Los Angeles metro.
Education access trends are mixed but workable for workforce housing: the average school rating sits around the national middle-to-upper range (61st percentile). For household budget dynamics, elevated home values (96th percentile nationally) suggest a high-cost ownership market that tends to reinforce reliance on rental housing and can aid pricing power when managed carefully. At the same time, rent-to-income levels reflect affordability pressure in the area, so proactive lease management and renewal strategies remain important.
Vintage context: the neighborhood s average construction year is 1976. With a 1985 build, the asset is newer than the local average, positioning it relatively well against older stock while still warranting capital planning for aging systems and selective modernization to maintain competitiveness.
Demographics within a 3-mile radius indicate stability in population alongside growth in households, which expands the renter pool. Recent years show modest population change with a meaningful increase in household count; forward-looking data point to a continued rise in households even as average household size trends lower. For investors, this dynamic typically supports steady absorption of multifamily units and helps sustain occupancy.
Neighborhood-level crime metrics are not available in this dataset for precise comparison. Investors commonly benchmark safety using city and metro trend reports, on-the-ground observations, and historical incident data from public sources to contextualize leasing risk and insurance assumptions.
Standard underwriting steps include reviewing recent multi-year trends, comparing against nearby neighborhoods in the Los Angeles-Long Beach-Glendale metro, and aligning security measures and operating budgets with observed conditions rather than block-level assumptions.
Proximity to prominent employers such as Avery Dennison, Disney, Radio Disney, Charter Communications, and Live Nation Entertainment supports a diversified white-collar employment base, shortening commutes and helping underpin renter demand and retention.
- Avery Dennison materials & labeling (2.2 miles) HQ
- Disney entertainment (2.3 miles) HQ
- Radio Disney radio/media (3.3 miles)
- Charter Communications telecom (3.6 miles)
- Live Nation Entertainment live events & promotions (5.9 miles)
This 27-unit, 1985-vintage asset sits in a high-amenity Glendale location with a renter-occupied housing share in the top tier nationally, supporting depth of tenant demand. Neighborhood occupancy trends are above the national median, and elevated ownership costs relative to incomes indicate a market where many households rely on rentals, which can aid pricing power and lease-up consistency when managed carefully. Based on CRE market data from WDSuite, the neighborhood s amenity and housing indicators compare favorably to both metro and national benchmarks.
Relative to the neighborhood s older average vintage, 1985 construction offers competitive positioning versus older stock, while still calling for targeted capital planning for building systems and contemporary finishes to protect NOI. Within a 3-mile radius, households have been increasing and are projected to continue rising even as average household size trends lower, which typically supports renter pool expansion and occupancy stability over the long term.
- High renter-occupied share and above-median neighborhood occupancy support demand and income stability.
- Amenity-rich Urban Core location (strong national percentiles for groceries, cafes, pharmacies) aids retention and leasing.
- 1985 vintage is newer than local average, with value-add via system updates and selective modernization.
- Household growth within 3 miles and smaller household sizes point to ongoing renter pool expansion.
- Risks: affordability pressure requires disciplined lease management; monitor macro sensitivity and standard underwriting items (turns, concessions, reserves).