| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 55th | Good |
| Amenities | 95th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 411 Lincoln Ave, Glendale, CA, 91205, US |
| Region / Metro | Glendale |
| Year of Construction | 1987 |
| Units | 36 |
| Transaction Date | 1995-01-17 |
| Transaction Price | $112,288 |
| Buyer | PARKS ROBERT M |
| Seller | COFFEY ROBERT E |
411 Lincoln Ave, Glendale CA — Multifamily Investment Thesis
High renter concentration in the surrounding neighborhood supports depth of tenant demand, while amenities test in the upper tier nationally, according to WDSuite’s CRE market data. Investors should note that neighborhood-level occupancy has softened in recent years, favoring active leasing and retention strategies.
Situated in Glendale’s Urban Core, the neighborhood scores competitively among Los Angeles-Long Beach-Glendale neighborhoods (ranked 175 of 1,441, which is above the metro median). Amenity access is a clear strength: grocery, dining, cafes, parks, and pharmacies index in the mid‑90s national percentiles, signaling day-to-day convenience that helps sustain multifamily leasing velocity. Average school ratings trend near the national midpoint, which may matter less for smaller-unit renters but is relevant for larger floor plans.
Renter-occupied share is high (about the upper 3% nationally for renter concentration), indicating a deep base of apartment households and generally supportive demand for professionally managed units. Neighborhood income performance and per‑unit NOI calibrate well for urban Los Angeles submarkets (NOI per unit near the 89th national percentile), though investors should underwrite to property-specific operations rather than neighborhood averages.
Relative to local stock, 411 Lincoln Ave’s 1987 vintage is newer than the neighborhood’s average construction year (1974). That positioning can enhance competitive standing versus older buildings, while still leaving room for targeted modernization (MEP systems, interiors, common areas) to drive rentability and reduce near-term capital uncertainty.
Within a 3‑mile radius, households have increased even as total population edged down, reflecting smaller household sizes and potential shifts toward renter households; this dynamic typically broadens the tenant base for well-located properties and can support occupancy stability over a cycle. Elevated home values relative to incomes (upper‑90s national percentiles) characterize a high‑cost ownership market, which generally sustains reliance on multifamily rentals and supports pricing power, while the neighborhood’s higher rent‑to‑income ratios introduce retention and leasing management considerations.
Neighborhood-specific crime benchmarks were not available in the provided dataset for this location. For underwriting, investors commonly triangulate city and metro public safety reports with property-level measures (access control, lighting, and management presence) and nearby submarket comparisons to evaluate trend direction and relative risk.
Proximity to diverse corporate employers supports commuter convenience and a durable renter pool in Glendale and adjacent employment nodes. The following nearby firms anchor white-collar demand relevant to leasing and retention at multifamily assets in this area.
- Avery Dennison — labeling & materials (1.9 miles) — HQ
- Disney — entertainment (5.6 miles) — HQ
- Microsoft — software (6.2 miles)
- Reliance Steel & Aluminum — metals & distribution (6.3 miles) — HQ
- CBRE Group — commercial real estate services (6.3 miles) — HQ
411 Lincoln Ave is a 36‑unit, 1987‑vintage asset positioned in a renter-heavy Glendale neighborhood with strong amenity access. The submarket’s high renter concentration and upper-tier national readings for retail and services support steady leasing fundamentals, while a newer‑than‑average vintage versus the local stock creates a practical path for targeted value‑add to enhance competitiveness. Based on commercial real estate analysis from WDSuite, neighborhood occupancy has eased compared with prior years, suggesting investors should emphasize renewal management, concessions discipline, and unit‑level repositioning to protect cash flow.
Within a 3‑mile radius, household counts have trended upward even as population edged lower, implying smaller households and a broader renter base. Elevated ownership costs in the area tend to reinforce reliance on rental housing, supporting long-term demand. Underwriting should balance these positives against affordability pressure (higher rent-to-income ratios) and cyclical volatility, using conservative rent growth and focused capital planning.
- Renter-heavy neighborhood with strong amenity access supports demand depth and leasing velocity.
- 1987 vintage versus older local stock offers value‑add and modernization upside for competitive positioning.
- High-cost ownership market sustains reliance on multifamily rentals, aiding retention and pricing power.
- Household growth within 3 miles expands the tenant base even amid flat-to-down population trends.
- Risks: neighborhood occupancy softening and elevated rent-to-income ratios require disciplined leasing and conservative underwriting.