| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 52nd | Fair |
| Amenities | 98th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 521 E Lomita Ave, Glendale, CA, 91205, US |
| Region / Metro | Glendale |
| Year of Construction | 1974 |
| Units | 20 |
| Transaction Date | 2002-01-04 |
| Transaction Price | $1,535,000 |
| Buyer | NAZARETIAN NAZARETH |
| Seller | PAN FRANCIS M |
521 E Lomita Ave Glendale Multifamily Investment
Neighborhood-level occupancy is strong and renter demand is deep in this Urban Core pocket of Glendale, according to WDSuite’s CRE market data. For investors, consistent neighborhood occupancy and a high renter-occupied share point to durable leasing fundamentals around the property, not the asset itself.
Glendale’s Urban Core location scores well for livability and day-to-day convenience, with an A neighborhood rating and a rank of 140 out of 1,441 Los Angeles-Long Beach-Glendale neighborhoods—competitive within the metro and firmly above the median. Amenity access is a clear strength: neighborhood measures sit in the top national percentiles for restaurants, grocery, pharmacies, parks, childcare, and cafes, supporting resident retention and leasing velocity for workforce and professional renters.
Neighborhood occupancy is elevated (top-quartile nationally), and the share of housing units that are renter-occupied is very high, indicating a deep tenant base that can support multifamily absorption and limit downtime between turns. Median asking rents in the neighborhood benchmark above U.S. norms, while the surrounding ownership market posts elevated home values and a high value-to-income ratio, which tends to sustain reliance on rental housing and can help preserve pricing power through cycles.
Within a 3-mile radius, population has edged down modestly in recent years while household counts have risen and are projected to increase further alongside smaller average household sizes. For multifamily owners, that mix points to a larger tenant base over time and steady demand for rental units, aided by strong income growth projections and rent forecasts for the area. These dynamics support occupancy stability, even as leasing plans should account for affordability pressure and targeted concessions during slower seasons.
The property’s 1974 vintage is slightly newer than the neighborhood’s average construction year. That positioning offers relative competitiveness versus older stock in the area, though investors should still plan for ongoing system updates and selective modernization to meet current renter expectations and protect NOI.
Safety indicators for the neighborhood compare favorably at the national level while remaining mixed on trends. Overall crime sits around the 67th percentile nationally (safer than many U.S. neighborhoods), and the neighborhood ranks 545 out of 1,441 within the Los Angeles metro, placing it competitive among peer subareas. Property offenses benchmark particularly well at the 98th percentile nationally with a notable year-over-year decline, which is supportive of resident satisfaction and retention.
Violent offense levels benchmark near the 69th percentile nationally, but recent year-over-year changes have been volatile. Owners may underwrite for prudent measures—lighting, controlled access, and resident communications—to maintain on-site safety perception and mitigate risk. As always, safety can vary by block and over time; investors should review current, localized data alongside property operations.
The area draws from a diverse, white-collar employment base spanning corporate offices, entertainment, and technology—drivers that support renter demand through commute convenience and stable payrolls. Key nearby employers include Avery Dennison, Disney, Radio Disney, Live Nation Entertainment, and Microsoft.
- Avery Dennison — corporate offices (1.2 miles) — HQ
- Disney — entertainment (4.5 miles) — HQ
- Radio Disney — entertainment (5.4 miles)
- Live Nation Entertainment — corporate offices (6.1 miles)
- Microsoft — technology (6.1 miles)
This 20-unit asset in Glendale benefits from strong neighborhood fundamentals: high renter concentration, elevated occupancy, and top-tier amenity access that underpin leasing stability. According to CRE market data from WDSuite, neighborhood occupancy benchmarks above national norms and the local ownership market is high-cost, which typically supports sustained multifamily demand and pricing power. The 1974 vintage is slightly newer than the surrounding average, offering a competitive edge versus older stock while leaving room for targeted upgrades to enhance rent positioning.
Within a 3-mile radius, household counts are growing and are projected to expand further as average household size declines—conditions that point to a larger tenant base and steady absorption over time. Rising incomes and rent forecasts reinforce the revenue outlook, though operators should manage to affordability pressures and maintain a disciplined approach to renewals and concessions.
- Elevated neighborhood occupancy and deep renter pool support leasing stability
- High-cost ownership market reinforces reliance on rentals and pricing power
- 1974 vintage offers relative competitiveness with selective value-add potential
- 3-mile radius shows rising household counts and smaller household sizes, aiding demand depth
- Risk: affordability pressure and mixed safety trends warrant conservative underwriting