| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 58th | Good |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 515 W Harvard St, Glendale, CA, 91204, US |
| Region / Metro | Glendale |
| Year of Construction | 1987 |
| Units | 26 |
| Transaction Date | 2025-07-18 |
| Transaction Price | $10,130,000 |
| Buyer | BGP HARVARD APARTMENTS LLC |
| Seller | JOHN R PARKS GST TRUST |
515 W Harvard St Glendale Multifamily Investment
Neighborhood occupancy remains high with a sizable renter-occupied unit share, supporting durable tenant demand near central Glendale, according to WDSuite’s CRE market data. This positioning can help stabilize cash flows relative to other Los Angeles submarkets.
Located in Glendale’s Urban Core, the property benefits from a neighborhood that ranks 235 out of 1,441 Los Angeles metro neighborhoods—placing it in the top quartile locally. The area’s renter-occupied unit share is elevated (measured for the neighborhood), signaling a deep tenant base and supporting multifamily leasing durability.
Daily-life convenience is a differentiator: the neighborhood scores well nationally for parks, grocery access, restaurants, cafes, and childcare (all well above average), which tends to support retention and leasing velocity. One gap to monitor is pharmacy availability, which is comparatively limited within the neighborhood; residents commonly draw on nearby commercial corridors.
Neighborhood occupancy is strong and above national norms, reinforcing stability for multifamily owners. Median contract rents in the neighborhood have grown over the past five years, while the local value-to-income profile points to a high-cost ownership market—conditions that typically sustain rental demand and pricing power.
Demographic statistics aggregated within a 3-mile radius indicate flat to slightly declining population alongside a modest increase in households historically, with projections calling for further household growth and smaller average household sizes. For investors, that combination expands the renter pool even amid steady population counts, a useful signal for underwriting demand. These dynamics align with broader commercial real estate analysis patterns seen in infill Los Angeles submarkets.
The asset’s 1987 vintage compares newer than the neighborhood’s older average stock, enhancing competitive positioning versus mid‑century buildings; investors should still plan for system modernization and common-area refreshes to maintain relevance against recently renovated product.
Safety trends for the neighborhood are generally better than national averages, with overall crime positioning above the national median. Within the Los Angeles metro, the neighborhood sits competitively relative to many peers, though conditions can vary block to block in urban cores.
According to WDSuite, violent-offense metrics benchmark in a stronger range nationally, while recent estimates point to an uptick in property offenses over the past year. Investors should account for routine security measures and lighting/camera upgrades, which are common practice in dense, amenity-rich districts and can support resident retention.
Proximity to major corporate offices anchors the employment base, supporting commuter convenience and steady renter demand from media, entertainment, and communications professionals. Nearby employers include Avery Dennison, Disney, Radio Disney, Live Nation Entertainment, and Charter Communications.
- Avery Dennison — materials & labeling (1.0 miles) — HQ
- Disney — entertainment & media (3.5 miles) — HQ
- Radio Disney — media offices (4.4 miles)
- Live Nation Entertainment — entertainment offices (5.4 miles)
- Charter Communications — telecommunications (5.9 miles)
515 W Harvard St is positioned in a top-quartile Glendale neighborhood for the Los Angeles metro, with high neighborhood occupancy and a strong renter-occupied share supporting leasing stability. The area’s infill location features robust amenities—parks, groceries, restaurants, and childcare—conducive to retention and steady absorption. The 1987 construction is newer than the neighborhood’s older average stock, offering competitive positioning versus mid‑century product, while leaving room for targeted upgrades to enhance rentability.
Demographic statistics within a 3-mile radius show historically steady households and projections for additional household growth, pointing to a larger tenant base even as population trends remain flat to slightly negative. Elevated ownership costs in the neighborhood reinforce reliance on multifamily housing, and, according to CRE market data from WDSuite, neighborhood rent levels and occupancy remain supportive of long‑term income durability. Key underwriting considerations include managing affordability pressure and standard urban security practices.
- Infill Glendale location with top‑quartile neighborhood ranking in the Los Angeles metro
- Strong neighborhood occupancy and high renter-occupied share support demand stability
- Amenity-rich environment (parks, groceries, restaurants, childcare) aids retention and leasing
- 1987 vintage offers competitive edge versus older stock with room for targeted upgrades
- Risk watch: affordability pressure, limited pharmacy options, and recent property-offense uptick