| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 52nd | Fair |
| Amenities | 98th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 422 E Harvard St, Glendale, CA, 91205, US |
| Region / Metro | Glendale |
| Year of Construction | 2004 |
| Units | 52 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
422 E Harvard St Glendale Multifamily Opportunity
In an Urban Core pocket of Glendale with high neighborhood occupancy and deep renter demand, the property benefits from strong location fundamentals, according to WDSuite’s CRE market data.
This Glendale address sits in an Urban Core neighborhood rated A and competitive among Los Angeles-Long Beach-Glendale neighborhoods (140 of 1,441). Amenity access is a clear strength, with grocery, dining, cafes, parks, and pharmacies ranking in the top tier nationally, supporting daily convenience and reducing friction for leasing and retention.
Neighborhood occupancy is strong and has trended higher in recent years, with levels in the mid-to-high 90s that compare favorably to many U.S. neighborhoods. Elevated renter concentration at the neighborhood level signals a deep tenant base for multifamily, while the broader 3-mile area also shows a sizable share of renter-occupied housing units, reinforcing demand depth for professionally managed apartments.
Construction year for this asset is 2004, notably newer than the neighborhood’s older building stock (average vintage 1969). For investors, the 2004 vintage can be competitively positioned versus pre-1980 assets while still warranting targeted systems upgrades and common-area refreshes to sustain rents and reduce near-term capital surprises.
Within a 3-mile radius, household counts have edged up and are projected to increase further, even as overall population trends modestly soften. This points to smaller household sizes and a potential renter pool expansion, which can support occupancy stability and leasing velocity. The area’s high-cost ownership market and rising incomes create supportive conditions for multifamily demand; however, rent-to-income dynamics warrant attentive lease management and renewal strategies.
Safety indicators are mixed but comparatively favorable versus many U.S. neighborhoods. The neighborhood ranks 545 among 1,441 metro neighborhoods for crime, aligning with a national crime percentile around the upper third, which is consistent with a generally stable operating environment for workforce and professional tenants.
Property offenses are comparatively low on a national basis (near the top decile for safety) and have eased meaningfully over the past year, while violent-offense trends show recent volatility. Investors should underwrite to current, local data and monitor trajectory rather than relying on block-level assumptions.
Proximity to major corporate offices underpins renter demand through short commutes and diversified employment, led by Avery Dennison, Disney, Radio Disney, Live Nation Entertainment, and Microsoft.
- Avery Dennison — manufacturing & materials (0.96 miles) — HQ
- Disney — media & entertainment (4.37 miles) — HQ
- Radio Disney — media (5.27 miles)
- Live Nation Entertainment — entertainment (6.12 miles)
- Microsoft — technology offices (6.30 miles)
422 E Harvard St offers a 2004-vintage, 52-unit footprint in a high-amenity Glendale location where neighborhood occupancy remains elevated and renter demand is durable. The newer-than-neighborhood vintage provides a competitive edge versus older stock, with targeted upgrades likely to enhance positioning and preserve NOI. Based on commercial real estate analysis from WDSuite, the neighborhood sits competitively within the Los Angeles-Long Beach-Glendale metro and benefits from top-tier access to groceries, dining, and daily services.
Within a 3-mile radius, the outlook points to stable to expanding household counts and higher incomes, supporting a larger tenant base and lease retention even as ownership costs remain elevated. Affordability pressure (reflected in rent-to-income dynamics) suggests disciplined lease management, unit mix strategy, and amenity-driven differentiation will be important for sustained performance.
- 2004 vintage competes well against older neighborhood stock; targeted capex can unlock value and mitigate systems risk.
- High neighborhood occupancy and deep renter concentration support leasing stability and pricing power.
- Top-tier amenity access (groceries, dining, services) enhances livability and retention.
- Nearby blue-chip employers provide diversified demand drivers and commute convenience.
- Risks: affordability pressure from rent-to-income ratios, soft population trends, and safety metrics that warrant ongoing monitoring.