| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 58th | Good |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 500 Oak St, Glendale, CA, 91204, US |
| Region / Metro | Glendale |
| Year of Construction | 1987 |
| Units | 21 |
| Transaction Date | 1995-07-21 |
| Transaction Price | $310,000 |
| Buyer | BOHDJELIAN LEVON |
| Seller | STINY ELIJAH G |
500 Oak St Glendale 21-Unit Multifamily Investment
Neighborhood occupancy runs in the upper tier locally with a deep renter base, supporting stable lease-up and retention according to WDSuite’s CRE market data.
Situated in Glendale’s Urban Core, the property benefits from neighborhood-level fundamentals that are competitive among Los Angeles-Long Beach-Glendale submarkets. The neighborhood ranks 235 out of 1,441 metro neighborhoods, placing it above the metro median for overall performance, and housing indicators land in the top quartile nationally. Grocery and parks access are standouts (both high national percentiles), reinforcing day-to-day livability for residents and supporting renter retention.
Renter-occupied housing makes up a substantial share of neighborhood units (renter concentration ranks 230 of 1,441 in the metro), pointing to a large and reliable tenant base for multifamily. Neighborhood occupancy is also strong and has trended upward over the past five years, sitting in a high national percentile per WDSuite. These conditions typically support steadier collections and lower downtime between turns.
Vintage context matters for positioning: the average construction year in the neighborhood skews older (1962; rank 977 of 1,441), while this asset was built in 1987. Being newer than much of the local stock can enhance competitive appeal; investors should still underwrite for systems modernization and common-area refresh to align with current renter expectations where appropriate.
Within a 3-mile radius, demographics show a slight population dip but an increasing household count and higher median incomes over time. This combination suggests smaller household sizes and a potentially expanding renter pool, which can support occupancy stability and pricing power. Elevated home values relative to incomes at the neighborhood level point to a high-cost ownership market, which tends to reinforce reliance on multifamily rentals rather than competing with for-sale alternatives.
Amenity density is a notable strength: restaurants and cafes sit in high national percentiles, and parks access ranks near the top among metro peers. While pharmacy density is limited locally, most daily needs appear well-served nearby, which helps sustain renter demand and lease retention.
Safety signals are mixed but generally compare favorably to many Los Angeles-Long Beach-Glendale neighborhoods. The neighborhood’s crime ranking places it above the metro median (rank 641 out of 1,441), and overall safety sits around the 60th percentile nationally — modestly better than the typical U.S. neighborhood, based on WDSuite data.
Trend indicators diverge by category: violent offense estimates sit in a stronger national percentile and show improvement year over year (top-quartile improvement), while property offense estimates are higher on a recent-year basis with volatility. For investors, this means underwriting with pragmatic assumptions: focus on well-lit common areas, access controls, and resident communication, while recognizing that the broader area compares competitively among metro peers and has shown positive movement in more severe offense categories.
Proximity to corporate offices in materials, entertainment, and telecom underpins a steady professional renter base and convenient commutes for residents. The nearby employers below represent a meaningful share of local white-collar demand.
- Avery Dennison — corporate offices (1.1 miles) — HQ
- Disney — entertainment (3.6 miles) — HQ
- Radio Disney — entertainment (4.5 miles)
- Live Nation Entertainment — entertainment (5.4 miles)
- Charter Communications — telecom (6.0 miles)
500 Oak St is a 21-unit, 1987-vintage asset positioned in a neighborhood with strong renter concentration and high occupancy, which supports stable operations through cycles. Being newer than the area’s average vintage (1962) can enhance competitive positioning versus older stock, though investors should plan for system updates and selective renovations to meet current renter preferences. Elevated for-sale home values relative to incomes in the neighborhood context reinforce reliance on rental housing, aiding tenant retention and pricing discipline.
Within a 3-mile radius, households are increasing even as population edges down, indicating smaller household sizes and a potentially expanding renter pool. Combined with high neighborhood occupancy and deep amenity access, this backdrop supports durable demand for well-managed units. According to CRE market data from WDSuite, the neighborhood’s housing and occupancy metrics compare favorably at both metro and national levels, which can translate into steadier cash flows if expenses and capital plans are managed prudently.
- Neighborhood occupancy and renter concentration support stable lease-up and retention.
- 1987 vintage is newer than local average, with value-add via targeted modernization.
- High-cost ownership market reinforces multifamily demand and tenant stickiness.
- Strong amenity access and nearby employers bolster white-collar renter appeal.
- Risks: property-offense volatility and shifting demographics warrant conservative underwriting and asset-level security enhancements.