| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 55th | Good |
| Amenities | 95th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 210 E Garfield Ave, Glendale, CA, 91205, US |
| Region / Metro | Glendale |
| Year of Construction | 1989 |
| Units | 20 |
| Transaction Date | 2015-03-23 |
| Transaction Price | $5,700,000 |
| Buyer | Alpha-Garfield LLC |
| Seller | Harry K. Ayvazian |
210 E Garfield Ave Glendale Multifamily Investment
Renter demand is reinforced by a high neighborhood renter-occupied share and dense amenities that support leasing consistency, according to WDSuite’s CRE market data. Neighborhood occupancy reflects stable performance for the area rather than this specific property.
Located in Glendale’s Urban Core, the property benefits from a neighborhood that is competitive among Los Angeles-Long Beach-Glendale neighborhoods (178 of 1,441) for overall appeal. Dense retail and daily-needs access are a differentiator: grocery, pharmacy, parks, and cafes all sit in very high national percentiles, supporting convenience-driven retention and reducing friction for working households.
The housing stock skews older across the neighborhood (average 1963 construction), which positions a 1989 asset as relatively newer versus much of the local inventory—typically favorable for renter preferences and competitive positioning. That said, investors should still plan for periodic system updates typical of late-1980s construction when underwriting capital needs.
Tenure data for the neighborhood indicates a high concentration of renter-occupied housing (near the top of the metro distribution), which generally deepens the tenant base for multifamily. Neighborhood occupancy trends have eased modestly over the past five years but remain in a healthy range by national standards, supporting ongoing leasing velocity and renewal potential.
Within a 3-mile radius, households have grown recently and are projected to expand further even as average household size trends smaller. This dynamic points to a larger number of household formations and a broader renter pool entering the market, which can support occupancy stability and absorption. School ratings sit above national averages, and amenity density—cafes, restaurants, groceries, and parks—ranks in high national percentiles, reinforcing everyday livability for renters and workers. These neighborhood statistics reflect area conditions, not the property’s specific performance, and are based on CRE market data from WDSuite.
Area safety compares favorably, with the neighborhood ranking strong within the Los Angeles-Long Beach-Glendale metro (73 out of 1,441). Nationally, indicators align with the top quartile for safety, a constructive backdrop for resident retention and leasing.
Property-related offenses are in the 99th percentile nationally (safer than most neighborhoods), and recent year-over-year trends show meaningful improvement. Violent-offense metrics also sit in a better-than-average national position (around the upper quartile). These data points describe neighborhood conditions rather than the property and are derived from WDSuite’s CRE market data.
Proximity to established corporate offices supports a broad commuter tenant base and can enhance retention for workforce housing. Key nearby employers include Avery Dennison, Disney, Radio Disney, Live Nation Entertainment, and Microsoft.
- Avery Dennison — materials & labeling (1.5 miles) — HQ
- Disney — entertainment studios & corporate (4.4 miles) — HQ
- Radio Disney — media offices (5.2 miles)
- Live Nation Entertainment — entertainment corporate offices (5.7 miles)
- Microsoft — technology offices (5.7 miles)
This 1989, 20-unit asset sits in a high-amenity Glendale neighborhood where renter-occupied housing is prevalent and daily-needs access ranks in very strong national percentiles—factors that typically support leasing stability and renewal rates. According to CRE market data from WDSuite, neighborhood occupancy remains healthy by national standards even after a modest softening, while the surrounding 3-mile area shows growing household counts and smaller household sizes, expanding the renter pool over time.
Relative to an area average vintage of 1963, the property’s later construction enhances competitive positioning versus older stock, with potential to capture demand from residents prioritizing more contemporary layouts. Elevated home values and ownership costs in the neighborhood sustain reliance on multifamily, though rent-to-income levels warrant attentive lease management and pricing strategies. Underwriting should incorporate routine modernization for late-1980s systems alongside steady demand fundamentals.
- High renter concentration and amenity-rich location support a broad tenant base and renewal potential.
- 1989 vintage offers relative competitiveness versus older neighborhood inventory, with selective value-add/modernization upside.
- Household growth within 3 miles and smaller household sizes point to a larger renter pool and steady absorption.
- Elevated ownership costs reinforce sustained multifamily demand and potential pricing power.
- Risk: rent-to-income pressures and recent occupancy softening call for disciplined lease and renewal management.