| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 63rd | Good |
| Amenities | 98th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 370 Pioneer Dr, Glendale, CA, 91203, US |
| Region / Metro | Glendale |
| Year of Construction | 1990 |
| Units | 33 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
370 Pioneer Dr Glendale Multifamily Investment
Infill Glendale location with deep renter demand and day-to-day amenities nearby supports durable leasing, according to WDSuite s CRE market data from the surrounding neighborhood. This positioning aligns with investor-led multifamily property research focused on occupancy stability and tenant retention.
Positioned in Glendale s Urban Core, the property benefits from a neighborhood rated A and ranked 99 out of 1,441 within the Los Angeles-Long Beach-Glendale metro 2 competitive among Los Angeles-Long Beach-Glendale neighborhoods. Neighborhood metrics reflect the area, not the asset, and indicate strong daily convenience: high national percentiles for restaurants, cafes, groceries, parks, and pharmacies point to walkable living and sustained appeal for renters.
Renter-occupied housing is prevalent at the neighborhood level (high renter concentration), which typically expands the tenant base for multifamily and underpins demand depth. Neighborhood occupancy has hovered around broader norms in recent years, with a modest softening over five years that suggests prudent lease management and attention to renewal strategies.
Within a 3-mile radius, population has been relatively stable while household counts have edged up, and projections call for a notable increase in households alongside smaller average household sizes. This pattern often translates into more households competing for multifamily units, supporting occupancy and absorption even if overall population growth is muted.
Home values in the neighborhood sit at elevated levels relative to many U.S. areas, and value-to-income measures are high by national comparison. In practice, a high-cost ownership market sustains reliance on rental housing, which can aid lease retention and pricing discipline for well-positioned properties.
The average neighborhood construction year trends older than this asset the property was built in 1990 versus an area average closer to the early 1980s which can improve competitive positioning against older stock while still leaving room for targeted modernization to enhance rents and retention.
Neighborhood-level safety indicators compare favorably at the national scale, with recent measures sitting in higher national percentiles (safer than many neighborhoods nationwide). Year-over-year trends show declines in estimated violent and property offense rates at the neighborhood level, which supports a more stable operating backdrop. These figures reflect neighborhood conditions, not property-specific security.
Within the Los Angeles-Long Beach-Glendale metro, conditions can vary by micro-area among 1,441 neighborhoods; investors typically verify on-the-ground factors and property-level controls as part of standard diligence to align underwriting with block-by-block realities.
Nearby corporate offices in media, communications, and corporate services help anchor weekday demand and support commute convenience for renters, including Avery Dennison, Disney, Radio Disney, Charter Communications, and Live Nation Entertainment.
- Avery Dennison corporate offices (0.3 miles) HQ
- Disney media & entertainment (3.7 miles) HQ
- Radio Disney media & entertainment offices (4.7 miles)
- Charter Communications telecommunications offices (5.7 miles)
- Live Nation Entertainment media & entertainment offices (6.0 miles)
370 Pioneer Dr is a 33-unit 1990-vintage asset in Glendale s amenity-rich Urban Core. Relative to the neighborhood s earlier average vintage, 1990 construction offers competitive positioning versus older stock, with potential to capture additional value through selective modernization. Elevated neighborhood home values and a high renter-occupied housing share point to a deep tenant base and steady multifamily demand, while household growth within 3 miles is projected to increase, expanding the renter pool even as average household sizes trend smaller.
According to CRE market data from WDSuite, neighborhood occupancy has tracked near broader norms with slight softening over the last five years, suggesting an emphasis on renewals and targeted upgrades to sustain leasing velocity. Strong amenity access and proximity to major employers support retention, while underwriting should account for affordability pressures typical of high-cost ownership markets.
- Infill Glendale location with top-tier neighborhood amenities supports tenant retention and leasing stability.
- 1990 construction competes well against older area stock, with value-add potential via selective upgrades.
- High neighborhood renter concentration and elevated ownership costs reinforce multifamily demand depth.
- Household growth within 3 miles indicates a larger renter pool even with flat population trends.
- Risk: Affordability pressure and modest occupancy softening warrant conservative rent growth and renewal strategies.