| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 77th | Best |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1636 N Verdugo Rd, Glendale, CA, 91208, US |
| Region / Metro | Glendale |
| Year of Construction | 1974 |
| Units | 58 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1636 N Verdugo Rd Glendale Multifamily Investment
Situated in a high-cost ownership pocket of Glendale, renter demand is supported by elevated home values and a deep renter base, according to WDSuite s CRE market data. The core takeaway for investors is durable leasing potential driven by location fundamentals rather than short-term volatility.
The property sits in a Suburban neighborhood of Glendale rated A and ranked 117 out of 1,441 Los Angeles-Long Beach-Glendale metro neighborhoods, placing it in the top quartile among local peers. Amenity access is a relative strength (amenities and parks measure in the 80s by national percentile), which typically supports resident retention and depth of demand.
School quality trends favorable as well: the neighborhood s average school rating is top quartile nationally, a factor that often correlates with lower turnover for family-oriented renters. Food, pharmacy, and cafe density also track above national norms, providing day-to-day convenience without requiring long commutes.
From an income and affordability standpoint, the area reflects a high-cost ownership market with median home values near the top of national percentiles. That dynamic tends to reinforce reliance on multifamily housing and supports pricing power, while the neighborhood s rent-to-income positioning suggests manageable affordability pressure compared with other Los Angeles submarkets. Renter-occupied share is elevated (above the 80th national percentile), signaling a broad tenant base and potential demand stability.
Occupancy at the neighborhood level trends below the metro median and below the national midpoint, so investors should underwrite leasing with realistic downtime and concessions in mind. Still, income fundamentals are strong for the area (NOI per unit sits in the mid-to-high 90s by national percentile), indicating that well-positioned assets can compete effectively. Within a 3-mile radius, households have edged up historically and are projected to rise further as average household size declines, pointing to renter pool expansion even as total population is flat to modestly contracting.
Neighborhood safety indicators compare favorably against both metro and national benchmarks. Overall crime performance sits around the 80th national percentile (safer than most neighborhoods nationwide) and is competitive among Los Angeles neighborhoods based on rank relative to 1,441 local areas.
Property and violent offense estimates also trend favorable, each in the upper 80s by national percentile, and recent data shows a sharp year-over-year decrease in property incidents. While no micro-level claim is implied, the directional trend suggests comparatively stable conditions versus many parts of the region.
Nearby corporate anchors provide a diversified employment base that supports leasing stability and commute convenience for renters, including Avery Dennison, Disney, Radio Disney, Charter Communications, and Live Nation Entertainment.
- Avery Dennison corporate offices (1.99 miles) HQ
- Disney corporate offices (5.75 miles) HQ
- Radio Disney corporate offices (6.73 miles)
- Charter Communications corporate offices (7.05 miles)
- Live Nation Entertainment corporate offices (8.29 miles)
1636 N Verdugo Rd offers scale at 58 units in a high-cost ownership enclave where elevated home values tend to sustain multifamily demand and rent integrity. Neighborhood metrics show strong amenity and school positioning, an above-average renter concentration, and competitive safety signals; meanwhile, occupancy at the neighborhood level runs below the metro median, warranting disciplined lease-up and renewal assumptions. Built in 1974, the asset likely requires thoughtful capital planning, but vintage also creates value-add avenues through targeted renovations and systems modernization. According to CRE market data from WDSuite, income fundamentals in the area rank among the strongest nationally, suggesting well-executed assets can capture outperformance relative to older or less-amenitized competitors.
Within a 3-mile radius, households are projected to increase as average household size declines, pointing to renter pool expansion even if population growth is muted. Combined with proximity to diversified employers, these dynamics support a pragmatic long-term thesis centered on demand resilience, rent achievement, and selective upgrades rather than speculative growth.
- High-cost ownership market reinforces reliance on rentals and supports pricing power
- Strong amenity and school positioning with competitive safety signals
- Household growth within 3 miles expands the tenant base despite flat population trends
- 1974 vintage presents value-add potential alongside CapEx planning needs
- Risk: Neighborhood occupancy trails metro median, requiring conservative leasing assumptions