| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 68th | Good |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 439 W Stocker St, Glendale, CA, 91202, US |
| Region / Metro | Glendale |
| Year of Construction | 1974 |
| Units | 32 |
| Transaction Date | 1999-03-19 |
| Transaction Price | $2,725,000 |
| Buyer | 12930 CC LLC |
| Seller | SOBEL STEVEN |
439 W Stocker St Glendale Multifamily Investment
This 32-unit property built in 1974 sits in a Glendale neighborhood ranking in the top quartile nationally for housing fundamentals, with 95.5% occupancy and strong renter demand supported by commercial real estate analysis from WDSuite.
This Glendale neighborhood ranks 163rd among 1,441 neighborhoods in the Los Angeles metro, earning an A rating with particularly strong housing fundamentals that place it in the 83rd percentile nationally. Neighborhood-level occupancy of 95.5% reflects stable rental demand, while the 64.8% renter-occupied housing share creates a substantial tenant base for multifamily properties.
Built in 1974, the property aligns with the neighborhood's average construction year of 1973, indicating consistent building stock that may present value-add renovation opportunities for investors focused on capital improvements. The area demonstrates solid amenity access with high grocery store density (97th percentile nationally) and robust restaurant and pharmacy availability, supporting tenant retention through convenient daily services.
Demographic data aggregated within a 3-mile radius shows a mature rental market with 178,862 residents and 69,014 households. The area maintains 72.6% renter-occupied units, reinforcing multifamily demand fundamentals. Median household income of $81,080 supports current median rents of $1,904, though projected household growth of 30.7% through 2028 suggests expanding renter pool that could benefit occupancy stability.
Home values averaging $928,510 create substantial ownership barriers that sustain rental demand, while schools averaging 3.66 out of 5 provide adequate educational options for family tenants. The combination of high ownership costs and stable rental occupancy suggests limited competition from homeownership transitions.
The neighborhood's crime profile shows mixed signals that warrant careful consideration. Property crime rates rank 19th among 1,441 metro neighborhoods, placing it in the 93rd percentile nationally for property crime safety. However, recent trends show property offense rates increased 148.6% year-over-year, ranking 1,359th out of 1,441 neighborhoods for this change metric.
Violent crime rates are more moderate, with the neighborhood ranking 237th among metro areas (71st percentile nationally). Similar to property crime, violent offense rates experienced significant increases of 343.1% year-over-year. These trend changes suggest investors should monitor local safety initiatives and consider their impact on tenant retention and lease renewal rates.
The property benefits from proximity to several major corporate employers that provide workforce housing demand, including Fortune 500 headquarters and established entertainment industry offices within commuting distance.
- Avery Dennison — adhesive materials and labeling (0.6 miles) — HQ
- Disney — entertainment and media (3.5 miles) — HQ
- Radio Disney — broadcasting services (4.5 miles)
- Charter Communications — telecommunications (5.3 miles)
- Live Nation Entertainment — live entertainment (6.3 miles)
This 32-unit Glendale property presents a value-add opportunity in a fundamentally strong rental market. The 1974 construction year aligns with neighborhood norms and offers potential for strategic capital improvements to capture rent premiums. According to CRE market data from WDSuite, the neighborhood maintains 95.5% occupancy with strong housing fundamentals ranking in the top quartile nationally.
Demographic projections show household growth of 30.7% through 2028 within the 3-mile radius, expanding the renter pool while high home values of $928,510 sustain rental demand by limiting ownership competition. The proximity to major employers like Avery Dennison headquarters and Disney corporate offices provides workforce housing appeal and commute convenience for tenants.
- A-rated neighborhood with 95.5% occupancy and top quartile housing fundamentals
- Value-add potential with 1974 vintage allowing strategic renovation upside
- Projected 30.7% household growth through 2028 expanding tenant base
- High ownership costs ($928,510 median home value) sustaining rental demand
- Recent crime rate increases require monitoring for tenant retention impact