| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 54th | Good |
| Amenities | 99th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 445 Hawthorne St, Glendale, CA, 91204, US |
| Region / Metro | Glendale |
| Year of Construction | 1986 |
| Units | 41 |
| Transaction Date | 2005-10-07 |
| Transaction Price | $8,200,000 |
| Buyer | PEPPER LANE BERRYESSA LLC |
| Seller | PINTL 435 HAWTHORNE LLC |
445 Hawthorne St, Glendale Multifamily Investment
Urban-core location with steady renter demand and mid-90s neighborhood occupancy, according to WDSuite’s CRE market data, positioning this 41-unit asset for consistent leasing and retention.
Neighborhood fundamentals and livability
Situated in Glendale’s urban core, the neighborhood scores in the top quartile among 1,441 Los Angeles-Long Beach-Glendale metro neighborhoods, reflecting strong overall investment appeal. Amenity density is a standout: cafes, restaurants, parks, groceries, and pharmacies all register in the highest national percentiles, supporting renter convenience and walkable lifestyle advantages that tend to aid leasing velocity and renewals.
Multifamily demand is underpinned by a high share of renter-occupied housing units at the neighborhood level, indicating a deep tenant base. Neighborhood occupancy is above the national median and has trended upward over the past five years, which supports income stability and reduces downtime risk relative to weaker submarkets.
Within a 3-mile radius, households have edged higher and are projected to rise further even as population modestly contracts, implying smaller household sizes and a sustained renter pool. Median contract rents in the 3-mile area have increased over the past five years and are projected to advance further, reinforcing the case for durable demand; investors should manage for affordability pressure where rent-to-income levels are elevated.
Home values are high for the neighborhood relative to incomes, a common dynamic in Los Angeles County that typically sustains renter reliance on multifamily housing and can support pricing power. The property’s 1986 vintage is newer than the area’s average construction year, suggesting competitive positioning versus older stock, though investors should still plan for modernization of systems and common areas as part of a value-add or lifecycle program.
Safety context
Based on WDSuite’s CRE market data, this neighborhood is competitive among 1,441 Los Angeles-Long Beach-Glendale metro neighborhoods on overall crime. Compared with neighborhoods nationwide, it sits above the national median for safety, with property-related offenses trending down year over year.
Recent estimates indicate an uptick in violent offense rates versus the prior year, so investors should monitor trajectory and on-the-ground conditions over time. Framing safety at the neighborhood level (rather than block-by-block) provides the most reliable lens for underwriting and retention planning.
Anchor employers and commute access
Nearby corporate offices anchor a diverse employment base that supports renter demand and commute convenience, including Avery Dennison, Disney, Radio Disney, Live Nation Entertainment, and Charter Communications.
- Avery Dennison — corporate offices (0.9 miles) — HQ
- Disney — corporate offices (3.7 miles) — HQ
- Radio Disney — corporate offices (4.6 miles)
- Live Nation Entertainment — corporate offices (5.6 miles)
- Charter Communications — corporate offices (6.0 miles)
Investment thesis
445 Hawthorne St sits in a top-quartile Los Angeles metro neighborhood with exceptional amenity access and a high concentration of renter-occupied units, supporting depth of tenant demand. Neighborhood occupancy trends above the national median, and elevated for-sale home values relative to incomes reinforce reliance on rental housing and potential pricing power. According to CRE market data from WDSuite, these factors, paired with steady rent momentum in the 3-mile area, point to durable leasing fundamentals.
The 1986 vintage is newer than the area average, offering competitive positioning versus older buildings while leaving room for targeted modernization to enhance NOI. Within a 3-mile radius, households are increasing and projected to rise further even as population edges lower, which suggests smaller household sizes and a stable, diversified renter pool. Investors should underwrite with sensitivity to affordability pressure and monitor neighborhood safety trends, but the long-term setup favors occupancy stability and retention.
- Amenity-rich urban core location supports leasing velocity and renewals
- High neighborhood renter concentration indicates a deep tenant base
- 1986 vintage offers competitive positioning with value-add modernization potential
- Elevated ownership costs sustain rental demand and potential pricing power
- Risks: affordability pressure and monitoring of safety trend volatility