| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 55th | Good |
| Amenities | 95th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 527 E Windsor Rd, Glendale, CA, 91205, US |
| Region / Metro | Glendale |
| Year of Construction | 1987 |
| Units | 25 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
25-Unit Glendale Multifamily at 527 E Windsor Rd
Neighborhood renter concentration is high and occupancy has held near stable levels, supporting leasing durability for a 25-unit asset, according to WDSuite’s CRE market data. Elevated for-sale home values in Glendale further sustain renter demand and pricing discipline.
Located in Glendale’s Urban Core, the property sits in a neighborhood rated A and ranked in the top quartile among 1,441 metro neighborhoods. Amenity access is a differentiator: cafes and groceries are in the top decile nationally, and parks and pharmacies also rank near the top, supporting daily convenience and competitive positioning for renters.
Schools in the area average roughly mid-to-upper tier nationally, which can aid retention among household renters. Neighborhood occupancy has been resilient around the low-90s in recent years, with only modest softening, while average NOI per unit sits in a high national percentile — a constructive backdrop for stabilized multifamily income, based on CRE market data from WDSuite.
Tenure patterns indicate depth in the tenant base: approximately 70% of housing units are renter-occupied in this neighborhood, a level that supports consistent demand for multifamily product. The ownership market is high-cost by national standards, which generally sustains renter reliance and helps preserve pricing power and lease-up velocity.
Demographic statistics aggregated within a 3-mile radius show slight population contraction alongside a small increase in households and smaller average household sizes. This mix points to a stable-to-expanding renter pool over the medium term, reinforcing occupancy stability and ongoing demand for well-located units.
Relative to neighborhoods nationwide, the area performs above average on safety. Neighborhood crime metrics are in a high national percentile, indicating a comparatively safer environment versus most U.S. neighborhoods. Recent data also shows year-over-year declines in both violent and property offenses, suggesting improving conditions rather than deterioration.
Within the Los Angeles-Long Beach-Glendale metro, the neighborhood compares favorably to many peer areas, aligning with “Competitive among metro neighborhoods” positioning rather than a lagging profile. As with any urban-core location, investors should underwrite routine security best practices and monitor trendlines over time.
Proximity to major corporate offices underpins commuter convenience and supports renter retention. Notable employers within a short drive include Avery Dennison, Disney, Radio Disney, Microsoft, and Reliance Steel & Aluminum.
- Avery Dennison — materials & packaging (1.4 miles) — HQ
- Disney — entertainment (4.6 miles) — HQ
- Radio Disney — media (5.4 miles)
- Microsoft — technology offices (5.8 miles)
- Reliance Steel & Aluminum — metals distribution (5.9 miles) — HQ
Built in 1987, the asset is newer than the neighborhood’s average vintage, offering a competitive edge versus older local stock while still warranting selective modernization of common areas and building systems. Neighborhood fundamentals are constructive: renter-occupied share is high, occupancy has remained steady near the low-90s, and amenity density is among the strongest nationally — all supportive of tenant demand and lease retention.
The surrounding ownership market is high-cost by national benchmarks, which tends to sustain reliance on multifamily housing and support pricing power. Demographic trends within a 3-mile radius show households increasing and average household size declining, implying a larger renter base over time. According to multifamily property research from WDSuite, neighborhood income performance and NOI per unit rank well nationally, while rent-to-income levels warrant thoughtful lease management and renewal strategies.
- 1987 vintage provides competitive positioning versus older local stock, with targeted value-add potential
- High renter-occupied share and resilient neighborhood occupancy support demand stability
- Dense amenities and major employers nearby enhance retention and leasing velocity
- High-cost ownership market reinforces multifamily demand and pricing power
- Risk: elevated rent-to-income levels require disciplined renewals and affordability-aware pricing