| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 58th | Good |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 525 W California Ave, Glendale, CA, 91203, US |
| Region / Metro | Glendale |
| Year of Construction | 1986 |
| Units | 35 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
525 W California Ave Glendale Multifamily Investment
Neighborhood occupancy remains elevated with a deep renter-occupied housing base, supporting durable demand in Glendale’s urban core, according to WDSuite’s CRE market data.
The property sits in an Urban Core pocket of Glendale that ranks in the top quartile among 1,441 Los Angeles–Long Beach–Glendale metro neighborhoods for overall neighborhood quality. Local amenity access is a strength, with dense coverage of parks, groceries, cafes, and restaurants compared with national norms, which helps with resident retention and leasing velocity.
Renter concentration is high at the neighborhood level, indicating a broad base of renter-occupied housing units that supports multifamily absorption and renewal stability. Compared with the metro, neighborhood occupancy performance is in the top quartile, reinforcing the case for steady collections and limited downtime between turns.
Vintage is relevant: built in 1986, the asset is newer than the neighborhood’s older average housing stock. That positioning can be competitively advantageous versus pre-1970s buildings while still offering value-add potential through system upgrades and contemporary interior finishes to meet today’s renter expectations.
Within a 3-mile radius, demographic data show households have edged up and are projected to expand further even as average household size trends lower. This points to a larger tenant base distributed across more households, which can sustain occupancy. Elevated home values in this submarket create a high-cost ownership environment that tends to reinforce reliance on rentals and can support pricing power when paired with effective lease management.
Amenities are a clear advantage for daily living and leasing: parks and grocery options score in very high national percentiles, cafes and restaurants are abundant, and everyday services are accessible. One practical consideration is that pharmacy availability rates lower than national norms locally, a factor to weigh for resident convenience rather than a core driver of demand.
Based on WDSuite’s CRE market data, the neighborhood’s safety profile is above the metro median among 1,441 Los Angeles–Long Beach–Glendale neighborhoods and sits above the national midpoint overall. Violent-offense indicators benchmark in the stronger (safer) quartile nationally, suggesting comparatively favorable conditions versus many urban cores.
Recent trends are mixed: year-over-year violent incidents have eased, while property-related incidents have risen. For investors, this points to standard risk controls—lighting, access management, and package-handling policies—rather than a structural deterrent to renter demand.
Commuter access to major corporate offices underpins renter demand and retention, particularly for media, entertainment, and communications roles. Key nearby employers include Avery Dennison, Disney, Radio Disney, Live Nation Entertainment, and Charter Communications.
- Avery Dennison — packaging and materials corporate offices (0.7 miles) — HQ
- Disney — entertainment HQ (3.5 miles) — HQ
- Radio Disney — media offices (4.4 miles)
- Live Nation Entertainment — entertainment offices (5.6 miles)
- Charter Communications — telecommunications offices (5.7 miles)
This 35-unit, 1986-vintage asset benefits from a neighborhood with top-quartile occupancy and strong renter concentration, indicating depth of tenant demand and historically low downtime between turns. The building is newer than much of the local housing stock, offering competitive positioning versus older assets with clear value-add opportunities through targeted modernization. Elevated for-sale housing costs in the area tend to sustain renter reliance on multifamily housing, supporting pricing power when balanced with thoughtful affordability management.
Within a 3-mile radius, households are increasing and are expected to continue expanding even as average household size declines, which effectively broadens the renter pool and can support occupancy stability. According to CRE market data from WDSuite, local amenity density and income levels compare favorably to national baselines, while recent safety trends warrant standard property-level controls rather than structural adjustments to underwriting.
- Top-quartile neighborhood occupancy and high renter concentration support steady leasing and renewals
- 1986 vintage is competitively newer than area stock, with value-add upside via modernization
- High-cost ownership market helps sustain rental demand and pricing power
- Amenity-rich location near major employers supports retention and leasing velocity
- Risks: property-crime uptick and rent-to-income pressures call for prudent security and lease management