| 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 CA Multifamily Investment
Renter demand at the neighborhood level is supported by dense amenities and a high-cost ownership market, according to WDSuite’s CRE market data. For investors, this points to durable leasing fundamentals and pricing power through cycles.
Glendale’s Urban Core location around 370 Pioneer Dr rates highly for livability and convenience, with an A neighborhood rating and placement in the top decile among 1,441 metro neighborhoods. Amenity access is a clear strength: cafes, groceries, restaurants, parks, and pharmacies register at or near the top percentiles nationally, supporting daily needs and reducing commute friction for residents.
The area shows a high share of renter-occupied housing units at both the neighborhood level and within a 3-mile radius, indicating a deep tenant base and steady multifamily absorption. This renter concentration underpins demand stability for mid-size assets like a 33-unit property, while the neighborhood’s occupancy sits near the middle of national benchmarks, suggesting room for operational outperformance via leasing and retention management.
Within a 3-mile radius, demographic statistics indicate households have grown modestly and are projected to rise further by 2028 even as population trends soften, pointing to smaller household sizes and a larger renter pool over time. Elevated home values relative to incomes in the neighborhood context reinforce reliance on multifamily housing, which can sustain pricing power and reduce move-outs to ownership. At the same time, higher rent-to-income ratios signal affordability pressure to monitor during renewals, informing conservative underwriting and thoughtful lease management.
The property’s 1990 construction is newer than the neighborhood’s average vintage (early 1980s), providing a competitive edge versus older stock; investors should still plan for targeted modernization of building systems and interiors to capture value-add upside. These fundamentals align with investor takeaways from multifamily property research by WDSuite, particularly around renter demand depth and amenity-driven resilience.
Safety indicators benchmark well on a national basis. According to CRE market data from WDSuite, the neighborhood’s overall safety profile sits in the top decile nationally, and both property and violent offense measures have shown year-over-year declines. While no submarket is immune to cyclical shifts, the directional trend and comparative standing versus U.S. neighborhoods support resident retention and leasing stability.
Investors should interpret these figures at the neighborhood level rather than at the property, and continue to monitor local patterns alongside management practices such as lighting, access control, and community engagement to sustain outcomes over the hold period.
Proximity to major corporate offices supports a strong commuter tenant base and leasing durability, with nearby roles concentrated in headquarters, media, communications, and live entertainment.
- Avery Dennison — corporate headquarters (0.3 miles) — HQ
- Disney — entertainment & media (3.7 miles) — HQ
- Radio Disney — media (4.6 miles)
- Charter Communications — telecommunications (5.7 miles)
- Live Nation Entertainment — live entertainment (6.0 miles)
Based on commercial real estate analysis from WDSuite, the investment case centers on durable renter demand, amenity-driven lifestyle appeal, and positioning versus older competitive stock. The neighborhood’s high amenity density and strong national safety standing support retention, while an elevated ownership cost environment keeps a broad share of households reliant on rentals. The 1990 vintage is newer than the neighborhood average, suggesting relative competitiveness with value-add potential through selective upgrades.
Within a 3-mile radius, households are expected to grow even as population trends soften, implying smaller household sizes and a wider renter pool—factors that can reinforce occupancy stability. Investors should balance these strengths with prudent underwriting around rent-to-income levels and measured expectations for rent growth and renewal capture.
- Amenity-rich Urban Core location with top-tier national standings supporting leasing durability
- High renter-occupied share indicates depth of tenant base and absorption support
- 1990 vintage offers competitive positioning versus older stock with value-add modernization upside
- Household growth within 3 miles suggests ongoing renter pool expansion and occupancy stability
- Risk: Elevated rent-to-income ratios warrant conservative renewal strategies and affordability-aware leasing