| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 64th | Good |
| Amenities | 90th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 423 W Maple St, Glendale, CA, 91204, US |
| Region / Metro | Glendale |
| Year of Construction | 1988 |
| Units | 20 |
| Transaction Date | 2002-06-06 |
| Transaction Price | $1,315,000 |
| Buyer | CHAMOUN GEORGE S |
| Seller | CHILIAN ARMENUL |
423 W Maple St Glendale Multifamily Investment
Renter demand is reinforced by a high renter-occupied share in the surrounding neighborhood, supporting occupancy stability according to WDSuite’s CRE market data.
Located in Glendale’s Urban Core, the property benefits from a neighborhood that rates “A” and is competitive among Los Angeles-Long Beach-Glendale submarkets. Amenity access is a strength: restaurants, cafes, grocery options, parks, and pharmacies place the area in the top quartile nationally, which supports daily convenience and leasing appeal for multifamily assets.
Neighborhood-level occupancy is solid (above the national median), and the renter-occupied share is very high, indicating a deep tenant base and demand depth for smaller multifamily properties. Median contract rents in the neighborhood have risen over the past five years, while average school ratings near 4 out of 5 (top quartile nationally) contribute to overall livability and retention drivers.
Within a 3-mile radius, households have grown even as average household size trends lower, pointing to more, smaller households and a broader renter pool over time. This dynamic, paired with elevated local home values (a high-cost ownership market), tends to sustain reliance on rental housing—supporting pricing power and lease-up consistency for well-positioned assets. These trends align with broader commercial real estate analysis benchmarks and are corroborated by WDSuite’s multifamily property research.
Vintage context: the property’s 1988 construction is newer than much of the neighborhood’s older housing stock. That positioning can be competitive versus mid-century assets, though investors should still plan for targeted system upgrades or light renovations to maintain relevance and capture value-add upside.
Neighborhood safety indicators compare favorably to many U.S. neighborhoods, with national percentiles suggesting relatively safer conditions. Recent data also shows a meaningful decline in both violent and property offense rates year over year, which, while not a guarantee of future conditions, supports a constructive view on resident retention and leasing stability.
These measures reflect neighborhood-level trends rather than property-specific security conditions. As with any urban core location in the Los Angeles-Long Beach-Glendale metro, prudent onsite management and standard safety protocols remain advisable.
Proximity to major corporate offices underpins steady renter demand, offering commute convenience for a broad professional workforce. Key nearby employers include Avery Dennison, Disney, Radio Disney, Live Nation Entertainment, and Microsoft.
- Avery Dennison — materials science corporate headquarters (1.37 miles) — HQ
- Disney — entertainment corporate headquarters (3.84 miles) — HQ
- Radio Disney — entertainment corporate offices (4.68 miles)
- Live Nation Entertainment — entertainment corporate offices (5.32 miles)
- Microsoft — technology corporate offices (5.88 miles)
423 W Maple St offers a practical value-add and hold profile in an amenity-rich Glendale neighborhood where renter demand is reinforced by a high renter-occupied share and above-median occupancy. Elevated ownership costs in the area support continued reliance on rental housing, which can translate to steadier tenant demand and pricing power for well-maintained assets. According to CRE market data from WDSuite, the neighborhood performs in the top quartile nationally on several livability and amenity measures, supporting long-run leasing fundamentals.
The 1988 vintage is newer than much of the surrounding stock, creating competitive positioning versus older mid-century assets while still leaving room for targeted capital improvements (interiors, common areas, and building systems) to enhance rentability and returns. Within a 3-mile radius, household growth alongside smaller household sizes suggests a broader renter pool over time—supportive of occupancy stability and retention for a 20-unit property profile.
- High renter-occupied share in the neighborhood supports a deep tenant base and demand stability.
- Amenity-rich Urban Core location with strong national percentile rankings for food, grocery, parks, and schools.
- 1988 vintage offers relative competitiveness vs. older stock, with value-add potential through selective upgrades.
- Household growth and smaller household sizes within 3 miles point to a broader renter pool and sustained leasing.
- Risk: rent-to-income levels and urban-core exposure call for disciplined lease management and expense control.