| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Fair |
| Demographics | 44th | Fair |
| Amenities | 94th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1826 Vassar St, Glendale, CA, 91204, US |
| Region / Metro | Glendale |
| Year of Construction | 1987 |
| Units | 31 |
| Transaction Date | 2001-02-21 |
| Transaction Price | $2,125,000 |
| Buyer | RODRIGUEZ WILBERTH P |
| Seller | HUANG MING YUAN |
1826 Vassar St, Glendale CA — Multifamily Holding with Durable Renter Demand
Neighborhood-level data points to steady occupancy and deep renter demand supported by strong amenity access, according to WDSuite’s CRE market data. These metrics reflect the surrounding Glendale neighborhood rather than the property itself, helping investors frame pricing power and retention.
This Urban Core pocket of Glendale ranks competitive among Los Angeles-Long Beach-Glendale neighborhoods, landing in the top quartile nationally for overall neighborhood quality. Amenity access is a standout: grocery, cafe, and restaurant density sits in the mid-90s to upper-90s national percentiles, which tends to support leasing velocity and day-to-day renter convenience.
Occupancy for the neighborhood is in the low-90% range, near national medians, and renter concentration is high with roughly three-quarters of housing units renter-occupied. For investors, that translates to a broad tenant base and generally consistent multifamily demand, while still requiring hands-on lease management to maintain stabilization through cycles.
Within a 3-mile radius, households have increased even as total population edged down, indicating smaller household sizes and a shift toward more households overall. That dynamic is typically supportive of apartment demand and can underpin occupancy stability. Median home values are elevated versus national norms and value-to-income ratios rank high nationally, reinforcing reliance on rental housing and aiding retention, whereas rent-to-income levels in the neighborhood read as manageable in a regional context — a constructive backdrop for renewal strategies.
School ratings in the area are mixed on average, which may matter for family-oriented renters. Still, the depth of nearby amenities and employment access helps the submarket appeal to a wide renter profile. Investors should underwrite to steady demand with measured rent growth expectations rather than outsized gains.
Neighborhood safety indicators compare favorably at the national level, with overall crime measures in higher (safer) percentiles nationwide. Recent year-over-year trends show notable declines in both violent and property offense estimates, among the strongest improvements nationally, which supports leasing confidence without overstating block-level conditions.
As always, safety varies by micro-location and over time; investors should pair this trend view with on-the-ground diligence. Comparisons here are neighborhood-wide and benchmarked against national peers rather than specific parcels.
Proximity to major employers in entertainment, technology, and corporate services supports renter demand and commute convenience for the local workforce. Below are nearby anchors that commonly influence leasing and retention in this part of Glendale and adjacent submarkets.
- Avery Dennison — corporate offices (2.4 miles) — HQ
- Disney — entertainment (4.7 miles) — HQ
- Microsoft — technology offices (4.8 miles)
- CBRE Group — real estate services (4.9 miles) — HQ
- Reliance Steel & Aluminum — industrial metals (4.9 miles) — HQ
1826 Vassar St is a 31-unit asset with average unit sizes around 822 sq. ft., positioning it for durable renter appeal in an amenity-rich Glendale location. The 1987 vintage is newer than the neighborhood’s older housing stock, offering relative competitiveness versus pre-war buildings while still presenting practical opportunities for modernization and in-unit upgrades to enhance yield. Based on CRE market data from WDSuite, neighborhood occupancy trends sit around the low-90s and renter concentration is high, supporting a stable tenant base rather than a purely lease-up story.
Investor underwriting can lean on several fundamentals: elevated ownership costs locally that reinforce multifamily demand, strong access to major employers that supports retention, and demonstrated household growth within a 3-mile radius even as household sizes trend smaller — all of which can sustain occupancy. Key watch items include mixed school ratings, modest recent softening in neighborhood occupancy, and the typical capital planning associated with a late-1980s asset (systems, finishes, and common areas).
- 1987 construction offers competitive positioning vs. older neighborhood stock with actionable renovation upside
- High renter concentration and steady low-90s neighborhood occupancy support income stability
- Elevated ownership costs locally bolster multifamily demand and renewal leverage
- Employer proximity (entertainment, tech, corporate services) underpins retention
- Risks: mixed school ratings, slight occupancy softening, and typical late-1980s capex needs