| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 55th | Good |
| Amenities | 95th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1377 E Windsor Rd, Glendale, CA, 91205, US |
| Region / Metro | Glendale |
| Year of Construction | 1972 |
| Units | 62 |
| Transaction Date | 2018-01-22 |
| Transaction Price | $18,800,000 |
| Buyer | CHAMPION GLENDALE PROPERTY LLC |
| Seller | CONTRATTO ANTHONY M |
1377 E Windsor Rd Glendale Multifamily Investment
Neighborhood metrics point to deep renter demand and strong daily-needs access, according to WDSuite’s CRE market data, with stability supported by above-average amenities and schools measured for the surrounding neighborhood rather than the property itself.
Located in Glendale’s Urban Core, the neighborhood ranks 178 out of 1,441 metro neighborhoods, placing it in the top quartile among Los Angeles-Long Beach-Glendale submarkets. Amenity access is a standout: cafés and groceries score in the high national percentiles, and parks and pharmacies sit near the 99th percentile nationally, supporting resident convenience and lease retention.
The area’s renter-occupied share is high at the neighborhood level, indicating a deep tenant base relative to many Los Angeles neighborhoods. Neighborhood occupancy is healthy and broadly in line with national performance, which can help support steady leasing and renewal activity through typical cycles.
Within a 3-mile radius, demographics show a modest population dip in recent years but a simultaneous increase in household counts and a projected rise in households over the next five years. This shift toward smaller household sizes expands the renter pool and supports multifamily demand despite flat-to-soft population totals. Median household incomes in the 3-mile area have grown, and projected income gains further underpin rent coverage and absorption.
Home values in the neighborhood are elevated versus national norms (high national percentile), and the value-to-income ratio sits near the upper end nationally. In practice, this high-cost ownership context sustains reliance on rental housing, reinforcing demand depth and pricing power for well-located multifamily. Average school ratings trend above national medians, an additional factor that can aid retention for family renters.
The property’s 1972 vintage is newer than the neighborhood’s average construction year (1963). That relative youth can offer competitive positioning versus older stock, while still leaving room for targeted capital planning or modernization to enhance rents and reduce long-term system risk.
Neighborhood safety indicators compare favorably on a national basis. Overall crime sits in a high national percentile (safer than most neighborhoods nationwide), and both violent and property offense estimates have improved year over year, signaling a positive trend rather than a one-off data point.
At the metro level, the area performs competitively relative to many Los Angeles neighborhoods, and the recent declines in estimated violent and property offenses suggest improving conditions that can support tenant confidence and reduce turnover risk. As always, safety dynamics vary by block and over time; investors should pair these trends with on-the-ground diligence.
A diversified employment base nearby supports renter demand and commute convenience, led by entertainment, technology, packaging, metals distribution, and real estate services.
- Avery Dennison — packaging (1.8 miles) — HQ
- Disney — entertainment (5.4 miles) — HQ
- Microsoft — software (6.0 miles)
- Reliance Steel & Aluminum — metals distribution (6.0 miles) — HQ
- CBRE Group — commercial real estate services (6.1 miles) — HQ
1377 E Windsor Rd is a 62-unit asset positioned in a high-amenity Urban Core neighborhood where renter concentration is elevated and neighborhood occupancy is healthy. Elevated ownership costs locally sustain reliance on multifamily, while above-average schools and daily-needs access support renewal rates and pricing power. According to CRE market data from WDSuite, the neighborhood’s operating profile (including NOI per unit) compares favorably against national benchmarks, aligning with steady demand fundamentals.
The 1972 vintage is newer than much of the surrounding stock, offering relative competitiveness today and room for targeted value-add through common area refreshes, unit updates, and system upgrades. While population totals within 3 miles have softened, household counts have risen and are projected to expand further, indicating a larger tenant base as household sizes decline—supporting occupancy stability and lease-up velocity for practical renovations.
- High renter-occupied share at the neighborhood level supports a deep tenant base and steady leasing
- Amenity-rich location with strong national percentiles for cafés, groceries, parks, and pharmacies enhances retention
- 1972 vintage offers value-add potential versus older neighborhood stock while improving long-term system reliability
- Nearby corporate employers in entertainment and tech underpin demand and renewal probabilities
- Risks: elevated rent-to-income ratios and soft population totals require disciplined lease management and targeted capital planning