| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 68th | Good |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 519 South St, Glendale, CA, 91202, US |
| Region / Metro | Glendale |
| Year of Construction | 1986 |
| Units | 23 |
| Transaction Date | 1995-02-09 |
| Transaction Price | $1,550,000 |
| Buyer | DEMIRCIFT GEORGE |
| Seller | GLENDALE FEDERAL BANK FSB |
519 South St Glendale Multifamily Investment Opportunity
Urban-core Glendale location with resilient renter demand and steady neighborhood occupancy, according to WDSuite’s CRE market data, supporting durable cash flows for a 1980s-vintage asset.
This Urban Core neighborhood in Glendale ranks in the top quartile among 1,441 Los Angeles–Long Beach–Glendale metro neighborhoods, reflecting strong fundamentals for multifamily investors. Amenity access is a relative strength — grocery and pharmacy density rate in the top quartile nationally — which supports day-to-day convenience and leasing appeal.
Neighborhood occupancy is solid and has edged up over the past five years, and the share of housing units that are renter-occupied is high, indicating depth in the tenant base and consistent leasing velocity. Median school ratings sit in the top quartile nationally, a positive for retention among family renters.
Construction year norms in the area trend older (1970s average). With a 1986 vintage, this property is newer than much of the local stock, offering relative competitiveness versus older assets while still warranting targeted modernization and systems planning as part of a value-add or long-term hold strategy.
Home values are elevated versus national norms, which reinforces reliance on rental housing and can support pricing power, while the neighborhood 1s rent-to-income dynamics suggest careful lease management to balance occupancy and collections. Amenity access is strong for cafes and services, though immediate park access is limited, which owners can offset with on-site placemaking and resident programming.
Demographics within a 3-mile radius show households rising despite a modest population dip — a signal of smaller household sizes and a broader renter pool over time. Income measures have grown and are projected to continue rising, supporting demand for quality rentals and sustained occupancy.
Safety indicators are mixed and should be monitored as part of risk management. Overall crime performance trails the metro median among 1,441 Los Angeles–Long Beach–Glendale neighborhoods, yet comparative national positioning is better for violent incidents (upper-tier percentiles) and property offenses. However, one-year trend readings point to recent deterioration, suggesting near-term volatility rather than a structural signal.
Investors should underwrite conservative security and insurance assumptions, track local trendlines over multiple periods, and consider practical measures (lighting, access control, resident engagement) to support renter confidence and retention.
Proximity to major corporate offices underpins steady renter demand via short commutes and diversified employment. Nearby anchors include Avery Dennison, Disney, Charter Communications, Live Nation Entertainment, and CBRE Group.
- Avery Dennison 14 corporate offices (0.65 miles) 14 HQ
- Disney 14 entertainment studios & offices (3.42 miles) 14 HQ
- Charter Communications 14 telecommunications (5.18 miles)
- Live Nation Entertainment 14 entertainment & ticketing (6.16 miles)
- CBRE Group 14 commercial real estate services (7.69 miles) 14 HQ
The 23-unit, 1986-vintage asset benefits from a Glendale Urban Core setting with solid neighborhood occupancy, high renter-occupied share, and strong amenity access that supports leasing and retention. Based on CRE market data from WDSuite, the submarket’s elevated ownership costs and stable renter demand profile underpin pricing power, while prudent lease management can balance affordability pressure.
Relative to an area average vintage from the 1970s, the property’s mid-1980s construction offers competitive positioning versus older stock, with potential to capture value through targeted updates. Within a 3-mile radius, households are increasing and incomes are rising, expanding the tenant base and supporting long-run occupancy stability, though safety trend volatility and limited immediate park access warrant measured underwriting.
- Urban-core Glendale location with top-quartile neighborhood standing in the metro supports demand durability
- High renter-occupied share and steady occupancy underpin leasing stability and retention
- 1986 vintage outcompetes older local stock with value-add potential through selective modernization
- Elevated ownership costs sustain reliance on rentals, supporting pricing power with careful lease management
- Risks: monitor safety trend volatility and mitigate limited park access with on-site amenities and operations