| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 54th | Good |
| Amenities | 99th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 520 E Wilson Ave, Glendale, CA, 91206, US |
| Region / Metro | Glendale |
| Year of Construction | 1979 |
| Units | 22 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
520 E Wilson Ave Glendale Multifamily Investment
Neighborhood fundamentals in Glendale point to durable renter demand and stable occupancy, according to WDSuite’s CRE market data. The immediate area’s high amenity density and elevated ownership costs support pricing power while rewarding disciplined lease management.
Glendale’s Urban Core location offers investors strong daily-life convenience: restaurants, cafes, groceries, parks, and pharmacies all rank near the top of national density measures, with cafes and restaurants in the 100th percentile and groceries and parks in the high 90s. This amenity concentration can aid retention and support rent levels as residents prioritize walkable, service-rich neighborhoods.
Measured at the neighborhood level (not the property), occupancy is healthy and trending up over the last five years, and the area’s net operating income per unit ranks in the top tier nationally. Within the Los Angeles-Long Beach-Glendale metro, overall neighborhood performance is competitive among 1,441 metro neighborhoods, reflected in a strong A rating and top-quartile standing.
Tenure patterns also favor multifamily: renter-occupied share is high in this neighborhood, indicating a deep tenant base and consistent leasing velocity for professionally managed assets. At the same time, the rent-to-income profile suggests some affordability pressure compared with national norms, warranting thoughtful renewal strategies and amenity-driven differentiation.
Demographic statistics aggregated within a 3-mile radius show households growing even as average household size trends lower, which typically expands the renter pool and supports occupancy stability. Looking ahead, forecasts call for additional household growth and higher median incomes, alongside rising asking rents, which together suggest sustained demand for quality rental housing across the submarket.
Neighborhood safety indicators are mixed but comparatively solid in context. The area is competitive among Los Angeles-Long Beach-Glendale neighborhoods (ranked toward the safer side relative to 1,441 neighborhoods) and sits above the national average for safety, with national crime percentiles in the upper range.
Property-related offenses benchmark well nationally (strong percentile positioning) and have improved year over year, which supports day-to-day livability and asset protection strategies. By contrast, violent-offense trends recently moved higher, signaling a need for routine risk management measures such as lighting, access control, and coordination with local public safety.
The immediate employment base blends headquarters and major corporate offices that reinforce commuter convenience and weekday demand for nearby rentals, including Avery Dennison, Disney, Radio Disney, Live Nation Entertainment, and Charter Communications.
- Avery Dennison — corporate offices (0.8 miles) — HQ
- Disney — corporate offices (4.4 miles) — HQ
- Radio Disney — corporate offices (5.3 miles)
- Live Nation Entertainment — corporate offices (6.3 miles)
- Charter Communications — corporate offices (6.5 miles)
520 E Wilson Ave is a 22-unit 1979 vintage asset positioned in a high-amenity Glendale neighborhood where renter concentration and metro connectivity support durable absorption. Elevated ownership costs in the area sustain reliance on multifamily housing, while neighborhood-level occupancy remains healthy and NOI per unit ranks among the strongest nationally, based on CRE market data from WDSuite.
The 1979 construction is slightly newer than the neighborhood’s average vintage, giving the property competitive footing versus older stock. Investors should still plan for targeted capital improvements typical of late-1970s buildings (systems modernization, common-area upgrades) to capture value-add upside and support renewal performance amid a market with rising incomes and household growth within a 3-mile radius.
- High-amenity Urban Core location supports retention and pricing power.
- Neighborhood renter-occupied concentration and healthy occupancy underpin leasing stability.
- 1979 vintage allows focused value-add through systems and interior modernization.
- Strong neighborhood NOI-per-unit profile points to resilient operations.
- Risks: affordability pressure and recent violent-offense uptick call for measured rent strategy and property-level security practices.