| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 64th | Good |
| Amenities | 90th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 420 W Windsor Rd, Glendale, CA, 91204, US |
| Region / Metro | Glendale |
| Year of Construction | 1987 |
| Units | 25 |
| Transaction Date | 2025-12-04 |
| Transaction Price | $8,225,000 |
| Buyer | LOREN PROPERTIES LLC |
| Seller | AYVAZIAN HARRY |
420 W Windsor Rd Glendale Multifamily Investment
Neighborhood renter demand is durable and pricing sits in a high-cost ownership market, supporting stable occupancy according to WDSuite's CRE market data.
Situated in Glendale's Urban Core, the neighborhood is ranked 124th of 1,441 metro neighborhoods (A rating), making it competitive among Los Angeles neighborhoods and top quartile nationally for several livability and demand drivers. Amenity density is a strength, with restaurants, cafes, groceries, and parks collectively in high national percentiles, supporting walkable daily needs and live-work convenience for residents.
For multifamily investors, neighborhood occupancy runs in the mid-90s and the share of housing units that are renter-occupied is roughly four in five. That combination indicates a deep tenant base and supports lease-up and retention through typical cycles. Median contract rents in the neighborhood have risen over the past five years and remain above national norms, while an elevated rent-to-income environment suggests active lease management is important for renewals and concessions.
Within a 3-mile radius, households have grown modestly and are projected to expand further over the next five years as average household size trends lower. Rising median incomes alongside smaller household sizes point to a broader renter pool and sustained demand for well-located units, supporting occupancy stability and measured rent growth.
Ownership costs in the neighborhood are high by national standards, reinforcing renter reliance on multifamily housing and supporting demand depth. Average school ratings are above national norms, which can aid longer tenancy for family renters. The area's building stock skews older on average, and this 1987-vintage asset is newer than much of the surrounding inventory, offering relative competitiveness versus older properties while still warranting targeted modernization as systems age.
Safety indicators are comparatively favorable. The neighborhood performs near the top quartile among 1,441 Los Angeles metro neighborhoods, and national percentiles point to comparatively safer conditions than many areas nationwide. Recent year-over-year declines in both violent and property offense estimates further support a constructive trend at the neighborhood level.
Conditions vary by block and over time, but the directional data suggests an environment supportive of renter retention and day-to-day livability when viewed against metro and national benchmarks.
A diversified employment base in entertainment, media, technology, and manufacturing services supports renter demand and commute convenience. Nearby anchors include the following employers, which help underpin leasing stability for workforce and professional tenants.
- Avery Dennison — materials & manufacturing (1.5 miles) — HQ
- Disney — entertainment & media (3.9 miles) — HQ
- Radio Disney — media offices (4.7 miles)
- Live Nation Entertainment — entertainment offices (5.3 miles)
- Microsoft — technology offices (5.8 miles)
420 W Windsor Rd is a 25-unit, 1987-vintage asset in Glendale's Urban Core, where high-cost ownership and strong amenity access support resilient rental demand. Neighborhood occupancy is steady and renter concentration is high, signaling depth of the tenant base and supporting lease stability through typical cycles. According to CRE market data from WDSuite, the neighborhood's amenity and school metrics test well above national norms, reinforcing livability advantages that aid leasing and retention.
The asset's vintage is newer than much of the surrounding housing stock, offering relative competitiveness versus older properties while still benefiting from targeted modernization or value-add updates. Household growth within a 3-mile radius and rising incomes point to a larger renter pool over the medium term; at the same time, elevated rent-to-income ratios in the neighborhood warrant disciplined rent setting and renewal strategies to manage affordability pressure.
- High-cost ownership market supports multifamily demand depth and renter retention
- Steady neighborhood occupancy with a large share of renter-occupied housing units
- 1987 vintage offers competitive positioning versus older stock with selective value-add potential
- Risk: elevated rent-to-income levels call for careful pricing and renewal strategies