| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 54th | Good |
| Amenities | 99th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 428 Hawthorne St, Glendale, CA, 91204, US |
| Region / Metro | Glendale |
| Year of Construction | 1987 |
| Units | 72 |
| Transaction Date | --- |
| Transaction Price | $481,000 |
| Buyer | GALLERIA VILLAS LLC |
| Seller | YAMAMOTO AKIO |
428 Hawthorne St Glendale Multifamily Investment
Neighborhood-level data points to durable renter demand supported by high amenity access and an above-median occupancy environment, according to WDSuite’s CRE market data. These signals are measured for the surrounding neighborhood, not the property, and suggest stable leasing fundamentals in Glendale’s urban core.
The property sits in Glendale’s Urban Core, where neighborhood performance is competitive among Los Angeles-Long Beach-Glendale metro neighborhoods (top quartile among 1,441). Amenity access is a standout: cafes, pharmacies, parks, and restaurants register in the top national percentiles, indicating walkable convenience that supports retention and lease-up velocity.
From an operations perspective, the neighborhood s occupancy rate trends above the national median, while the share of housing units that are renter-occupied is especially high (top national percentiles). For investors, that combination points to a deep tenant base and consistent absorption for midsize assets.
Home values in the neighborhood sit in the upper decile nationally, and the value-to-income ratio is elevated. In high-cost ownership markets like this, multifamily tends to see sustained renter reliance and stronger pricing power, though lease management should account for affordability pressure. For formal benchmarking, these are neighborhood-level indicators and not property-specific figures derived from multifamily property research.
Construction patterns in the immediate area skew older than the subject s 1987 vintage (neighborhood average is the late 1970s). That positioning can enhance competitive appeal versus older stock while still leaving room for targeted modernization or energy-efficiency upgrades to support NOI.
Neighborhood safety profiles compare favorably to many areas nationwide, with overall crime indicators in the upper third of national percentiles. Recent trends are mixed: property offenses show meaningful year-over-year improvement (high national percentile for improvement), while violent incidents have increased versus the prior year. These are neighborhood-level signals intended for comparative context rather than block-by-block conclusions.
For underwriting, this suggests day-to-day conditions that are broadly consistent with established urban cores in the Los Angeles metro, while highlighting the importance of standard security measures and tenant engagement to support retention and reputation over the hold period.
Nearby employers span headquarters and major corporate offices that underpin a diverse white-collar employment base, supporting renter demand through commute convenience and retention. The list below focuses on the closest drivers to the neighborhood.
- Avery Dennison corporate offices (0.9 miles) HQ
- Disney media & entertainment (3.7 miles) HQ
- Radio Disney media (4.6 miles)
- Live Nation Entertainment entertainment offices (5.5 miles)
- CBRE Group commercial real estate services (6.4 miles) HQ
428 Hawthorne St benefits from a renter-oriented neighborhood with strong amenity density and above-median occupancy, supporting stable collections and leasing. The 1987 vintage is newer than the neighborhood s average stock, offering relative competitiveness versus older buildings while leaving scope for selective value-add upgrades to bolster NOI. According to CRE market data from WDSuite, elevated home values and a high renter concentration in this neighborhood reinforce reliance on multifamily housing, a constructive backdrop for mid-size assets.
Within a 3-mile radius, households are trending up even as population growth is flat to slightly negative, implying smaller household sizes and a larger renter pool over time. This, coupled with proximity to anchor employers, supports occupancy stability; however, affordability pressure and mixed safety trends warrant prudent lease management and capital planning.
- Renter-oriented neighborhood with above-median occupancy supports steady leasing
- 1987 vintage positions the asset competitively versus older local stock with value-add upside
- High-cost ownership market reinforces multifamily demand and pricing power
- 3-mile household growth and diverse employers underpin a durable tenant base
- Risks: affordability pressure and year-over-year volatility in violent incidents call for active lease and security strategies