| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 68th | Good |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 212 W Garfield Ave, Glendale, CA, 91204, US |
| Region / Metro | Glendale |
| Year of Construction | 1985 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
212 W Garfield Ave Glendale Multifamily Investment
1985-vintage, 24-unit asset in a renter-heavy Glendale pocket where neighborhood occupancy trends have held above metro norms, according to WDSuite’s CRE market data. Positioning supports steady lease-up and retention for well-managed units.
Located in Glendale’s Urban Core, the neighborhood earns an A rating and ranks 192 out of 1,441 Los Angeles-Long Beach-Glendale neighborhoods — competitive locally and effectively top quartile among metro peers. Amenity access is a clear strength: cafes, grocery, restaurants, and pharmacies all sit in higher national percentiles, indicating dense daily-needs coverage that supports renter convenience and leasing durability.
For investors focused on demand depth, the neighborhood’s renter concentration is very high (renter-occupied share is elevated relative to both metro and national patterns), and occupancy in the neighborhood has remained above the metro median in recent periods. With average NOI per unit benchmarking in the upper national percentiles, the submarket has historically rewarded operational execution. Based on CRE market data from WDSuite, these neighborhood-level signals point to stable tenant demand rather than reliance on transient traffic.
Within a 3-mile radius, demographic data show a large, diversified population base with households increasing over the last five years and projected to continue growing alongside smaller average household sizes. This typically expands the renter pool and supports occupancy stability for well-located multifamily assets. Median contract rents in the radius have risen over time, reflecting strong pricing power in amenity-rich locations, though lease management should account for affordability pressure at renewal.
The building’s 1985 construction is newer than the neighborhood’s older housing stock (average vintage mid-1960s), which can be a competitive advantage versus pre-1970 assets while still leaving room for targeted modernization of systems and finishes to drive rent premiums. One trade-off: park space is limited within the immediate neighborhood footprint, so walkable services and employment access are the primary quality-of-life drivers.
Neighborhood-level indicators point to comparatively favorable safety when viewed nationally, landing in the top quartile of neighborhoods across the country. Year-over-year trend data also show notable declines in both violent and property offense rates, reinforcing an improving trajectory. As always, investors should pair neighborhood signals with property-level measures (lighting, access control, and on-site management practices) and compare against other Los Angeles submarkets when underwriting.
Proximity to established corporate offices underpins commuter convenience and supports workforce renter demand. Nearby employers include Avery Dennison, Disney, Radio Disney, Live Nation Entertainment, and Microsoft.
- Avery Dennison — corporate offices (1.5 miles) — HQ
- Disney — corporate offices (4.2 miles) — HQ
- Radio Disney — corporate offices (5.0 miles)
- Live Nation Entertainment — corporate offices (5.5 miles)
- Microsoft — corporate offices (5.7 miles)
This 24-unit property combines a renter-centric location with amenity density and proximity to major employers, supporting durable occupancy and leasing velocity. The 1985 vintage is newer than the area’s average stock, offering a competitive edge versus older assets while leaving room for value-add modernization to capture rent premiums. According to CRE market data from WDSuite, neighborhood occupancy and NOI per-unit benchmarks compare favorably to broader trends, reinforcing a case for steady performance when paired with disciplined operations.
Within a 3-mile radius, households have expanded and are projected to grow further as average household sizes trend smaller — dynamics that typically broaden the renter pool and support rent roll stability. Elevated neighborhood renter-occupied share and strong daily-needs access indicate a deep tenant base, though underwriting should account for renewal affordability and competitive new supply elsewhere in the metro.
- Renter-heavy neighborhood with amenity density that supports demand and retention
- 1985 construction offers relative competitiveness vs. older stock and value-add potential
- Favorable neighborhood occupancy and NOI per unit, per WDSuite’s CRE market data
- Strong nearby employment centers bolster workforce housing demand
- Risks: renewal affordability, limited park space locally, and metro-wide competition