| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 77th | Best |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1826 N Verdugo Rd, Glendale, CA, 91208, US |
| Region / Metro | Glendale |
| Year of Construction | 1985 |
| Units | 28 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1826 N Verdugo Rd, Glendale Multifamily Investment
Positioned in a high-cost ownership pocket of Glendale, this 28‑unit asset benefits from steady renter demand and strong neighborhood amenities, according to CRE market data from WDSuite. Newer vintage relative to local stock supports competitive positioning with potential to enhance income through targeted upgrades.
The property sits in a suburban Glendale neighborhood rated A and ranked 117 out of 1,441 Los Angeles–Long Beach–Glendale metro neighborhoods, placing it in the top decile locally. Amenity access is a strength (amenity rank 168 of 1,441 — top quartile among metro neighborhoods), with parks, cafes, groceries, and pharmacies all scoring in the 81st–92nd national percentiles. This mix supports day‑to‑day convenience and helps sustain renter appeal.
Schools in the area average 4.0 out of 5 (rank 121 of 1,441 — top quartile locally; 84th percentile nationally), a factor that can bolster retention for family‑oriented renters. Median household incomes in the neighborhood trend high (85th percentile nationally), while the median home value sits in the 98th national percentile, indicating a high‑cost ownership market that tends to reinforce reliance on multifamily housing and support pricing power for well‑positioned properties.
Neighborhood tenure patterns indicate a renter‑occupied share that is above the metro median (rank 588 of 1,441; 86th percentile nationally). For investors, this points to a deep tenant base and demand resilience, even as the neighborhood s occupancy rate has softened versus five years ago; active leasing and renewal strategies remain important at this location.
Within a 3‑mile radius, recent data show a slight population contraction over five years alongside a small increase in household count and a projected rise in households through 2028, paired with smaller average household sizes. This combination typically broadens the renter pool and supports occupancy stability for well‑managed assets.
Vintage matters here: the property was built in 1985, while the neighborhood s average construction year is 1968 (rank 798 of 1,441; 31st percentile nationally). Being newer than much of the local stock can provide a competitive edge, though planning for system modernization and selective renovations can further differentiate the asset versus older comparables.
Safety indicators compare favorably in a national context. The neighborhood s overall crime positioning is in the top quintile nationwide (81st percentile), with property offense rates also in the upper tier (87th percentile) and violent offense measures similarly strong (88th percentile). For investors, these comparative standings support leasing traction and retention relative to many urban submarkets.
Momentum is also constructive: estimated property offenses declined materially year over year, placing the area in the top decile for improvement nationally. While safety can vary by block and over time, the broader trend supports stable multifamily operations when combined with prudent on‑site management and standard security practices.
Proximity to established corporate offices underpins commuter demand and leasing stability, with nearby employers spanning headquarters and major corporate functions including Avery Dennison, Disney, Radio Disney, Charter Communications, and Live Nation Entertainment.
- Avery Dennison corporate offices (2.2 miles) HQ
- Disney corporate offices (5.8 miles) HQ
- Radio Disney corporate offices (6.8 miles)
- Charter Communications corporate offices (7.0 miles)
- Live Nation Entertainment corporate offices (8.5 miles)
This 28‑unit asset at 1826 N Verdugo Rd is positioned in a top‑tier Glendale neighborhood where high incomes, strong schools, and elevated ownership costs sustain multifamily renter demand. According to CRE market data from WDSuite, local amenity access ranks in the top quartile across multiple categories, while home values are in the 98th national percentile — dynamics that typically support pricing power and lease retention for quality rentals.
Built in 1985, the property is newer than the area s average 1960s vintage, offering relative competitiveness versus older stock and a platform for value‑add upgrades to common areas, unit interiors, and building systems. Neighborhood occupancy has eased versus five years ago, making active leasing, renewals, and targeted capital plans important to capture upside as household counts are expected to increase and average household sizes trend lower within a 3‑mile radius.
- High‑cost ownership market and strong schools support durable renter demand
- Newer 1985 vintage versus local average enables value‑add modernization
- Top‑quartile amenity access and proximity to major employers aid leasing
- Demand tailwind from projected household growth within 3 miles despite flat population
- Risk: Neighborhood occupancy has softened; execution on renewals and lease‑up remains critical