| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 52nd | Fair |
| Amenities | 98th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1340 Orange Grove Ave, Glendale, CA, 91205, US |
| Region / Metro | Glendale |
| Year of Construction | 1984 |
| Units | 34 |
| Transaction Date | 2023-09-07 |
| Transaction Price | $10,785,000 |
| Buyer | GGF III LLC |
| Seller | YUSUF TRUST |
1340 Orange Grove Ave, Glendale CA Multifamily Investment
Amenity-rich Urban Core pocket with high renter concentration and historically solid neighborhood occupancy, according to WDSuite’s CRE market data, supporting durable cash flow potential in a supply-constrained, high-cost ownership market.
Located in Glendale’s Urban Core, the property benefits from a dense amenity grid: restaurants, grocery, pharmacies, parks, and cafes rank in the top quartile nationally, signaling strong neighborhood convenience and walkable daily needs. This concentration of services supports resident retention and leasing velocity relative to many Los Angeles-Long Beach-Glendale submarkets.
Neighborhood occupancy trends are above metro medians (ranked against 1,441 Los Angeles metro neighborhoods), with recent history pointing to steady absorption and limited vacancy. Investor takeaway: a deep and durable tenant base that can underpin revenue stability through cycles.
The renter-occupied share is among the strongest in the metro (top quartile among 1,441 neighborhoods), indicating a broad pool of multifamily households and consistent demand for professionally managed units. Elevated home values (top decile nationally) reflect a high-cost ownership market that tends to sustain rental demand and support pricing power when managed carefully.
Within a 3-mile radius, household counts have inched higher even as population trends are largely flat, implying smaller household sizes and a gradual shift toward more households. This dynamic typically expands the renter pool and helps support occupancy stability; based on CRE market data from WDSuite, projected household growth alongside rising incomes should continue to support multifamily demand.
Safety indicators for the neighborhood compare above national averages overall, with composite crime measures landing in the upper third of neighborhoods nationwide. Relative to 1,441 Los Angeles metro neighborhoods, the area is competitive rather than outlier-low or outlier-high on reported incidents, supporting mainstream renter expectations for an urban environment.
Recent data show property-related incidents trending favorably on a national comparison, while some violent offense estimates have shown a short-term uptick year over year. Investors typically address this with on-site lighting, access control, and resident engagement, keeping focus on retention and asset operations rather than relying on any single-year fluctuation.
Proximity to major employers supports a broad commuter tenant base and leasing durability, with nearby headquarters and corporate offices across media, technology, and industrial distribution reflected below.
- Avery Dennison — materials manufacturing (1.5 miles) — HQ
- Disney — entertainment & media (5.2 miles) — HQ
- Radio Disney — media offices (6.1 miles)
- Microsoft — technology offices (6.3 miles)
- Reliance Steel & Aluminum — metals & distribution (6.4 miles) — HQ
Built in 1984, the asset is newer than much of the surrounding housing stock, positioning it competitively versus older inventory while still offering potential to modernize systems and finishes for incremental rent lift. Strong neighborhood occupancy, high renter concentration, and a robust amenity footprint point to tenant depth and lease-up resilience. Elevated ownership costs in Glendale and the broader Los Angeles-Long Beach-Glendale metro tend to reinforce renter reliance on multifamily housing. According to commercial real estate analysis from WDSuite, neighborhood operating performance (including NOI per unit benchmarks) compares favorably at the metro and national level.
Within a 3-mile radius, households are increasing even as overall population is roughly flat, suggesting smaller household sizes and a larger number of renting households over time. This supports occupancy stability, though elevated rent-to-income levels warrant attentive lease management and renewal strategies. The combination of location fundamentals and value-add plausibility frames a long-term, operations-focused thesis rather than a purely speculative growth bet.
- Amenity-dense Urban Core location with nationally strong rankings supporting retention and leasing
- High renter-occupied share indicates deep tenant base and demand durability
- 1984 vintage offers competitive positioning with scope for targeted value-add
- Elevated ownership costs bolster pricing power potential when paired with disciplined operations
- Risk: rent-to-income pressure requires prudent renewal tactics and expense control to protect occupancy