| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 51st | Fair |
| Amenities | 96th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1160 Elm Ave, Glendale, CA, 91201, US |
| Region / Metro | Glendale |
| Year of Construction | 1986 |
| Units | 34 |
| Transaction Date | 2016-09-29 |
| Transaction Price | $1,245,000 |
| Buyer | SU DAVID KUAN WEN |
| Seller | CHEN HONG MING |
1160 Elm Ave Glendale Multifamily Investment
Renter demand is supported by a high neighborhood renter-occupied share and healthy occupancy, according to WDSuite’s CRE market data, positioning this asset for steady leasing in a supply‑constrained pocket of Glendale. Proximity to major employment nodes further underpins retention and pricing discipline.
The property sits in an Urban Core neighborhood of the Los Angeles-Long Beach-Glendale metro that is competitive among 1,441 metro neighborhoods (ranked 161), with strong daily-needs access. Amenity density scores in the top ranges nationally (96th percentile overall), including abundant groceries and cafes (both at or near the 100th percentile), plus pharmacies and restaurants in the upper percentiles. For residents, this concentration of services reduces frictional vacancy by making the location convenient for day-to-day living.
Neighborhood housing fundamentals indicate solid renter depth. The share of housing units that are renter-occupied is high (top national percentile range), supporting a larger tenant base and consistent demand for multifamily units. Neighborhood occupancy trends remain healthy, which helps stabilize cash flow through lease cycles, based on CRE market data from WDSuite.
Education access is mixed: the area’s average school rating is around 3.0 out of 5 (61st percentile nationally), which is competitive but not a standout relative to top-tier school clusters. That said, the location’s amenity strength and employment access often weigh more heavily for workforce and lifestyle renters in this submarket.
The property’s 1986 vintage is newer than the neighborhood’s typical construction year (1976), suggesting relative competitiveness versus older stock. Investors should still plan for system updates and selective common‑area or in‑unit refreshes to maintain positioning against newer deliveries elsewhere in the metro.
Within a 3‑mile radius, recent trends show a modest increase in households alongside smaller average household sizes, implying a gradual renter pool expansion even as population growth is modest. Looking forward, local forecasts point to further gains in households with smaller sizes, which typically supports steady demand for professionally managed apartments and sustained occupancy.
Home values in the neighborhood are elevated (96th percentile nationally) with a high value‑to‑income ratio, which reinforces renter reliance on multifamily housing. At the same time, rent-to-income levels are on the higher side for the area, warranting attentive lease management and renewal strategies to balance pricing power with retention.
Comparable neighborhood‑level public safety metrics are not available in WDSuite for this location. Investors typically benchmark against city and metro trends, combine that with property‑level incident history, and align onsite practices (lighting, access control, and management presence) to support resident experience and retention.
Nearby employers in entertainment, media, telecom, and materials provide a diverse white‑collar and creative workforce that supports renter demand and commute convenience. The list below reflects key anchors within a short drive that commonly feed leasing pipelines for Glendale assets.
- Disney — entertainment & media (2.3 miles) — HQ
- Avery Dennison — packaging & materials (2.5 miles) — HQ
- Radio Disney — media (3.2 miles)
- Charter Communications — telecommunications (3.3 miles)
- Live Nation Entertainment — live events & entertainment (6.0 miles)
1160 Elm Ave benefits from a renter‑oriented neighborhood where the share of renter‑occupied housing is high, amenity access is among the strongest in the metro, and neighborhood occupancy remains healthy. The 1986 vintage is newer than nearby averages, offering a relative edge versus older buildings while leaving room for targeted upgrades to drive NOI. Elevated for‑sale home values in the area sustain reliance on rentals, which can support pricing discipline and occupancy stability, according to CRE market data from WDSuite.
Within a 3‑mile radius, households have grown and average household size has trended lower, pointing to a larger tenant base over time. Strong proximity to major employers in entertainment, media, and telecom further supports lease‑up velocity and renewal potential. Key watch items include income sensitivity given higher rent‑to‑income levels and broader macro volatility in service‑oriented employment.
- Renter‑heavy neighborhood and healthy occupancy support consistent demand
- Amenity‑rich Urban Core location with top national access to groceries, cafes, and services
- 1986 vintage offers competitive positioning with value‑add upside through targeted renovations
- Elevated ownership costs reinforce reliance on rentals, aiding pricing power and retention
- Risks: higher rent‑to‑income levels and exposure to service‑sector volatility warrant disciplined lease and expense management