| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 68th | Good |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 211 Magnolia Ave, Glendale, CA, 91204, US |
| Region / Metro | Glendale |
| Year of Construction | 1988 |
| Units | 30 |
| Transaction Date | 1999-04-26 |
| Transaction Price | $250,000 |
| Buyer | EJEDAWE RALPH |
| Seller | BOOTH LAWRENCE R |
211 Magnolia Ave, Glendale CA Multifamily Investment
Renter demand is deep and occupancy has been resilient in this Glendale urban core pocket, according to WDSuite’s CRE market data. For investors, the combination of high renter concentration and strong neighborhood amenities points to durable leasing fundamentals.
Located in Glendale’s Urban Core, the property sits within a neighborhood rated A and positioned 192nd of 1,441 Los Angeles-Long Beach-Glendale metro neighborhoods, signaling competitive fundamentals for multifamily investors. Amenity density is a strength: restaurants, grocery options, pharmacies, cafes, and childcare are all abundant relative to national benchmarks, supporting daily convenience and renter retention.
Neighborhood occupancy is Above metro median and above the national median, with a 95.4% neighborhood occupancy rate, indicating generally stable leasing conditions. The renter-occupied share of housing units is extremely high at 90.5%, underscoring a deep tenant base for multifamily product. NOI per unit performance is Competitive among Los Angeles-Long Beach-Glendale neighborhoods and in the top quartile nationally, aligning with investor expectations for income durability in supply-constrained, amenity-rich sub-areas.
The 1988 vintage is newer than much of the surrounding stock (neighborhood average 1966), which can enhance competitive positioning against older assets while still warranting capital planning for system updates or selective modernization to drive rentability. Limited park access locally may nudge residents to rely on private or nearby commercial amenities, a consideration for property-level activation and resident experience strategies.
Within a 3-mile radius, households have grown modestly and are projected to expand further even as average household size trends lower, indicating more, smaller households entering the market and supporting renter pool expansion. Median household incomes have risen, but with neighborhood rent-to-income around 30%, affordability pressure should be monitored for its implications on lease management, renewal strategies, and pricing power, based on CRE market data from WDSuite.
Safety signals are mixed when viewed across geographies. By national benchmarks, the neighborhood scores in a higher percentile for safety compared with many U.S. neighborhoods, and recent trends show notable year-over-year declines in both violent and property offense rates. This directional improvement supports near-term leasing stability and resident retention.
Within the metro context, however, the neighborhood ranks 38th out of 1,441 Los Angeles-Long Beach-Glendale neighborhoods (a lower rank indicates higher crime), so conditions can vary block to block. Investors should incorporate on-the-ground diligence and property-level security measures into underwriting to align with tenant expectations while leveraging the favorable national comparative trend.
Proximity to major corporate offices and entertainment employers supports commuter convenience and steady renter demand. Nearby anchors include Avery Dennison, Disney, Radio Disney, Live Nation Entertainment, and Microsoft.
- Avery Dennison — materials & corporate offices (1.8 miles) — HQ
- Disney — entertainment studios & corporate (4.3 miles) — HQ
- Radio Disney — media offices (5.1 miles)
- Live Nation Entertainment — entertainment corporate offices (5.4 miles)
- Microsoft — technology offices (5.4 miles)
This 30-unit, 1988-built asset benefits from a high renter-occupied share in the immediate neighborhood, Above metro median occupancy, and strong amenity density that supports leasing and retention. Relative to older LA stock, the vintage offers competitive positioning with potential value-add through targeted system upgrades and modernization to meet current renter preferences.
Neighborhood NOI per unit trends are Competitive among Los Angeles-Long Beach-Glendale neighborhoods and top quartile nationally, while 3-mile household growth and smaller household sizes point to a broadening tenant base. According to CRE market data from WDSuite, rent levels relative to incomes suggest monitoring affordability pressure, but proximity to major employers and daily conveniences helps underpin demand.
- Above metro median occupancy and deep renter base support leasing stability
- 1988 vintage offers competitive positioning with selective value-add potential
- Amenity-rich urban core location aids renter retention and absorption
- NOI per unit performance is competitive locally and top quartile nationally
- Risks: affordability pressure, limited park access, and variable safety within the metro