| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 54th | Good |
| Amenities | 99th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 469 Oak St, Glendale, CA, 91204, US |
| Region / Metro | Glendale |
| Year of Construction | 1986 |
| Units | 23 |
| Transaction Date | 1997-12-11 |
| Transaction Price | $1,850,000 |
| Buyer | LAUFER INVESTMENTS CO |
| Seller | STINY ELIJAH G |
469 Oak St, Glendale CA Multifamily Opportunity
Renter-occupied housing is prevalent in this Glendale urban core, supporting a deeper tenant base and steadier leasing, according to WDSuite s CRE market data. Neighborhood occupancy trends sit above the national median, pointing to durable demand for well-positioned units.
The property sits in Glendale s Urban Core, a high-amenity pocket with dense retail and services that help sustain multifamily demand. Neighborhood indicators from WDSuite show cafes, restaurants, groceries, parks, and pharmacies ranking in the top national percentiles, which typically translates into stronger day-to-day convenience and renter retention.
For investors screening income durability, neighborhood occupancy is above the national median while the share of renter-occupied housing units is high, indicating a deeper pool of prospective tenants and generally steadier lease-up potential. Neighborhood NOI per unit trends are among the strongest nationally, underscoring the area s revenue potential at the neighborhood level rather than for any single asset.
Within a 3-mile radius, households have increased even as population edged down, which suggests smaller household sizes and a broadening number of renting households. Forward-looking data indicate further gains in households alongside rising incomes, a combination that can support occupancy stability and rent growth management for professionally operated assets.
Home values in the neighborhood rank high nationally, creating a high-cost ownership market that tends to reinforce reliance on multifamily housing and support pricing power for competitive product. The building s 1986 vintage is newer than the neighborhood average 1976 stock, offering relative competitiveness versus older buildings; investors should still plan for modernization of systems and common areas as part of a long-term strategy.
Neighborhood safety signals are competitive among Los Angeles-Long Beach-Glendale neighborhoods and above average versus national peers, based on WDSuite s benchmarks. Nationally, overall safety indicators land in the upper percentiles, with violent-offense measures in the top quartile, while property-related incidents have shown notable year-over-year improvement.
Trends can vary by segment: recent metrics point to stronger improvement in property offenses but mixed movement in violent-offense momentum. Investors should evaluate on-site lighting, access control, and security vendor practices relative to nearby comparables, rather than relying on block-level assumptions.
The immediate area draws from 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 materials & labeling HQ (1.0 miles) HQ
- Disney media & entertainment HQ (3.6 miles) HQ
- Radio Disney media offices (4.5 miles)
- Live Nation Entertainment entertainment offices (5.5 miles)
- Charter Communications telecommunications offices (6.0 miles)
469 Oak St benefits from a renter-heavy Glendale neighborhood with high amenity density and occupancy trends above the national median, supporting income stability. The 1986 vintage is newer than the area s average stock, offering a competitive edge versus older properties while leaving room for targeted upgrades that can enhance positioning over a long hold. According to CRE market data from WDSuite, neighborhood-level NOI per unit performance ranks among the strongest nationally, consistent with strong renter demand in high-cost ownership markets.
Within a 3-mile radius, households are growing even as population holds roughly flat to slightly lower, implying smaller household sizes and a larger tenant base. Elevated ownership costs locally reinforce reliance on multifamily housing, which can aid retention and pricing power; key watch items include rent-to-income affordability pressure and maintaining operational quality to compete effectively with the area s professionally managed stock.
- Renter-heavy neighborhood and above-median occupancy support leasing stability
- 1986 vintage offers competitive positioning versus older stock with value-add potential
- Amenity-rich Urban Core location aids retention and day-to-day renter convenience
- High-cost ownership market sustains multifamily demand and pricing power
- Risk: affordability pressure and mixed safety momentum require proactive lease and asset management