| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 77th | Best |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1617 Calle Vaquero, Glendale, CA, 91206, US |
| Region / Metro | Glendale |
| Year of Construction | 1986 |
| Units | 22 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1617 Calle Vaquero Glendale 22-Unit Multifamily
Positioned in a high-cost ownership pocket of Glendale with strong neighborhood amenities and schools, the area shows resilient renter demand and healthy income profiles, according to WDSuite’s CRE market data. For investors, this supports steady leasing fundamentals while allowing room to enhance operations at the property level.
The neighborhood rates A and ranks 117 out of 1,441 Los Angeles metro neighborhoods, placing it above the metro median for overall investment quality. Amenity access (cafes, parks, pharmacies) trends in the top quartile nationally, and average school ratings are also strong, supporting family-friendly positioning and tenant retention.
Home values here are elevated (top national percentiles), indicating a high-cost ownership market. For multifamily investors, this typically reinforces renter reliance on apartments and supports pricing power over time, especially as the neighborhood’s median rent level sits near the upper end of national distributions while rent-to-income remains manageable.
Within a 3-mile radius, demographic data show a modest population dip in recent years alongside a small increase in household counts, pointing to smaller household sizes and a stable to expanding renter base. Forecasts indicate further growth in households and higher incomes over the next five years, which can widen the tenant pool and support occupancy stability and lease trade-outs. Renter-occupied housing comprises a substantial share within this radius, suggesting depth of demand for multifamily product.
The local apartment stock skews older (average vintage 1968). With a 1986 construction year, this property is newer than much of the nearby inventory, which can be a competitive advantage; investors should still plan for system updates and targeted renovations to capture value-add upside and improve operating efficiency.
Safety indicators compare favorably. The neighborhood ranks well versus 1,441 Los Angeles metro neighborhoods and sits in the top quartile nationally for lower crime exposure, based on WDSuite’s data. Recent readings also point to a notable decline in property-related incidents year over year, adding support for long-term renter appeal.
As always, conditions can vary by block and over time, but the comparative metrics suggest the area is above metro averages and competitive among peer neighborhoods, which can aid tenant retention and leasing consistency.
Proximity to corporate offices supports a diverse employment base and commuter convenience, which can underpin renter demand and leasing stability. Notable nearby employers include Avery Dennison, Disney, Radio Disney, Charter Communications, and Live Nation Entertainment.
- Avery Dennison — corporate offices (1.5 miles) — HQ
- Disney — entertainment corporate campus (5.3 miles) — HQ
- Radio Disney — media offices (6.3 miles)
- Charter Communications — telecommunications offices (6.9 miles)
- Live Nation Entertainment — entertainment offices (7.7 miles)
This 22-unit 1986-vintage asset benefits from a high-income, amenity-rich Glendale location where ownership costs are elevated and renter demand is durable. According to CRE market data from WDSuite, neighborhood indicators trend above metro medians across amenities and schools, while rents position near the higher end nationally—factors that can support pricing power with prudent lease management.
The property is newer than much of the surrounding stock, offering competitive positioning with potential value-add through targeted interior and systems upgrades. Near-term considerations include monitoring neighborhood-level occupancy softness and modest population drift, though a larger household base and strong employment anchors nearby help sustain a broad tenant pool.
- High-cost ownership market supports sustained rental demand and retention
- 1986 vintage newer than area average, creating value-add and competitiveness potential
- Amenity access and strong schools bolster family appeal and leasing stability
- Nearby corporate employers expand the renter pool and reduce commute friction
- Risk: neighborhood occupancy has eased; proactive leasing and renovations are key