| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 52nd | Fair |
| Amenities | 98th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1304 E Broadway, Glendale, CA, 91205, US |
| Region / Metro | Glendale |
| Year of Construction | 1986 |
| Units | 20 |
| Transaction Date | 2003-03-03 |
| Transaction Price | $50,000 |
| Buyer | POLI DEAN A |
| Seller | YESSAIAN ARA |
1304 E Broadway, Glendale Multifamily Investment
Renter demand in Glendale s urban core supports stable occupancy, according to WDSuite s CRE market data, with a deep tenant base driven by location and amenity access. Expectations should center on durable cash flow with prudent lease management to navigate local affordability pressure.
Located in Glendale s Urban Core, the property benefits from strong neighborhood fundamentals and everyday convenience. Amenity access ranks competitive among Los Angeles-Long Beach-Glendale neighborhoods (140 of 1,441) and sits in the top quartile nationally, with dense coverage of restaurants, groceries, and pharmacies that reinforces livability and supports leasing velocity based on CRE market data from WDSuite.
Neighborhood occupancy is above the metro median and competitive among Los Angeles-Long Beach-Glendale neighborhoods (403 of 1,441), indicating resilient renter demand and reduced downtime risk. The area also shows NOI per unit performance that compares favorably to metro peers, a positive signal for operating margins relative to similar sub-10 to 50 unit assets.
Tenure patterns point to a very high share of renter-occupied housing units, signaling a deep and persistent tenant pool for multifamily. In a high-cost ownership market home values rank in the upper decile nationally this renter concentration tends to reinforce lease retention and pricing power, while calling for attention to rent-to-income thresholds during renewals.
Within a 3-mile radius, households have grown modestly while average household size has trended lower, even as population has edged down. This mix typically expands the prospective renter base (more households) and supports occupancy stability, though it can shift unit-type preferences toward smaller layouts over time. Forward-looking rent benchmarks in the area continue to trend upward, suggesting sustained demand for well-located, professionally managed units.
Safety indicators are mixed in comparative terms. Neighborhood crime levels trend better than the U.S. average overall (roughly the upper third nationally), and property offense rates are in the top percentile for safety nationwide a constructive backdrop for resident retention. At the metro scale, the neighborhood s crime standing is mid-pack (545 of 1,441 Los Angeles-Long Beach-Glendale neighborhoods), reflecting variation across incident types.
Recent year-over-year data show a notable uptick in violent-offense estimates despite otherwise favorable property-crime readings. Investors should monitor trendlines and property-level measures (access control, lighting, and resident engagement) rather than relying solely on point-in-time figures.
The immediate employment base blends headquarters and major offices across entertainment, technology, and diversified industrials, supporting commuter convenience and a steady renter pipeline. Nearby employers include Avery Dennison, Disney, Radio Disney, Microsoft, and Reliance Steel & Aluminum.
- Avery Dennison packaging & materials (1.3 miles) HQ
- Disney entertainment (5.1 miles) HQ
- Radio Disney entertainment (6.0 miles)
- Microsoft technology offices (6.5 miles)
- Reliance Steel & Aluminum metals & distribution (6.6 miles) HQ
This 20-unit property, built in 1986, is newer than much of the surrounding housing stock, offering relative competitiveness versus older inventory while still presenting scope for targeted modernization of systems and interiors. Occupancy in the neighborhood sits above metro medians and compares well against local peers, and the area s high renter concentration deepens the tenant base and supports leasing stability. In a high-cost ownership environment, elevated home values bolster reliance on multifamily rentals, aiding retention and pricing power when paired with disciplined affordability management.
According to CRE market data from WDSuite, amenity density ranks favorably in the metro and nationally, reinforcing location-driven demand. Within a 3-mile radius, household counts are rising even as average household size declines, which typically expands the renter pool and supports occupancy durability. The primary risk to underwrite is rent-to-income pressure; pairing measured rent growth with retention strategies can help sustain NOI while mitigating turnover.
- 1986 vintage offers competitive positioning versus older stock, with selective value-add potential
- Neighborhood occupancy above metro median supports stable cash flow and reduced downtime
- High renter-occupied share and amenity-rich location deepen tenant demand and retention
- High-cost ownership market underpins multifamily demand and pricing power
- Risk: elevated rent-to-income levels and volatile violent-offense trends warrant prudent lease and security management