| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Fair |
| Demographics | 44th | Fair |
| Amenities | 94th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3685 San Fernando Rd, Glendale, CA, 91204, US |
| Region / Metro | Glendale |
| Year of Construction | 2009 |
| Units | 72 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3685 San Fernando Rd Glendale Multifamily Investment
2009 vintage, 72-unit asset positioned in an A- rated Urban Core pocket where renter-occupied housing is prevalent, supporting durable tenant demand according to WDSuite’s CRE market data. Newer construction relative to the area’s older stock enhances leasing competitiveness while keeping capital plans focused on selective modernization.
The property sits in Glendale’s Urban Core with an A- neighborhood rating, placing it in the top quartile among 1,441 Los Angeles-Long Beach-Glendale metro neighborhoods. Daily needs are close at hand: grocery, pharmacy, parks, and a dense mix of restaurants and cafes rank in the mid-90s percentiles nationally, reinforcing convenience and live-work appeal that tends to aid retention.
Local housing dynamics favor multifamily demand. The share of renter-occupied housing units is high (ranked near the top of the metro and 98th percentile nationally), signaling a deep tenant base and breadth of demand for professionally managed rentals. Neighborhood occupancy trends are around national norms, with recent softening that warrants active leasing and renewal management.
Within a 3-mile radius, demographics show a modest population dip over five years alongside an increase in households and smaller average household sizes. For investors, this mix typically supports a larger tenant base per capita and more renters entering the market, which can help stabilize occupancy and leasing velocity over time.
Ownership costs are elevated in this area (home values in the mid-90s percentiles nationally and a high value-to-income ratio), which tends to sustain renter reliance on multifamily housing and support pricing power. At the same time, rent-to-income metrics indicate manageable affordability pressure relative to incomes, suggesting room for disciplined revenue management rather than aggressive pushes.
Neighborhood safety indicators compare favorably both nationally and within the Los Angeles-Long Beach-Glendale metro. Overall crime metrics place the area among the safer cohorts nationally (upper deciles), and it ranks near the top among 1,441 metro neighborhoods. Recent data also show notable year-over-year declines in both violent and property offenses, a positive signal for tenant retention and long-term demand.
Proximity to major employers underpins steady renter demand and supports retention through commute convenience. Nearby corporate offices span materials and manufacturing, media and entertainment, software, and real estate services.
- Avery Dennison — materials & packaging (2.4 miles) — HQ
- Disney — media & entertainment (4.7 miles) — HQ
- Microsoft — software (4.8 miles)
- CBRE Group — real estate services (4.9 miles) — HQ
- Reliance Steel & Aluminum — metals & distribution (4.9 miles) — HQ
3685 San Fernando Rd offers a 2009 construction profile in a predominantly older housing context, giving it a competitive edge on unit quality while keeping capital plans oriented toward targeted modernization rather than full-scale repositioning. Renter-occupied housing is concentrated at the neighborhood level, and within a 3-mile radius households have increased despite modest population contraction, indicating a broader tenant pool that can support occupancy stability. Elevated ownership costs in Glendale further reinforce rental demand for well-located multifamily.
According to commercial real estate analysis from WDSuite, neighborhood occupancy trends sit around national norms with recent softening, suggesting the importance of disciplined leasing and renewals. Strong amenity access and proximity to anchor employers bolster day-to-day livability and retention, while household income growth in the area supports long-run rent potential when managed prudently.
- 2009 vintage relative to older local stock supports competitive positioning with selective value-add upside.
- High renter-occupied share signals depth of tenant demand and supports leasing durability.
- Elevated ownership costs sustain reliance on rentals, aiding pricing power over time.
- Amenity-rich location near major employers supports retention and day-to-day livability.
- Risk: recent occupancy softening and modest population contraction call for active revenue management and marketing.