| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 55th | Good |
| Amenities | 95th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 539 N Kenwood St, Glendale, CA, 91206, US |
| Region / Metro | Glendale |
| Year of Construction | 1988 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
539 N Kenwood St Glendale Multifamily Investment
This 20-unit property benefits from strong neighborhood-level rental demand, with 71% of housing units renter-occupied and above-average net operating income per unit according to CRE market data from WDSuite.
Located in Glendale's urban core, this neighborhood ranks in the top quartile nationally for amenities, with high-density retail and service access that supports tenant retention. The area maintains 71% of housing units as renter-occupied—significantly above the national average—indicating sustained rental demand. Neighborhood-level occupancy sits at 89%, though down from prior years, suggesting the need for competitive positioning and lease management attention.
Demographics within a 3-mile radius show household income growth of 87% over five years, with median household income reaching $86,780. Population projections indicate stable household formation, supporting continued renter pool depth. The property's 1988 construction year aligns with the neighborhood average of 1974, positioning it for potential value-add opportunities through strategic capital improvements and unit upgrades.
Median contract rents of $1,943 reflect strong pricing power, having increased 40% over five years. However, rent-to-income ratios rank in the bottom 3rd percentile nationally, indicating affordability pressures that require careful lease renewal strategies. High home values at $685,042 median—up 63% in five years—reinforce rental demand by keeping ownership costs elevated relative to renting options.
The neighborhood benefits from exceptional amenity density, ranking in the 95th percentile nationally for cafes and pharmacies, 98th percentile for grocery stores, and 97th percentile for restaurants. This infrastructure supports tenant satisfaction and retention. School ratings average 2.3 out of 5, which may limit appeal to family renters but aligns with the area's working professional demographic base.
Crime data for this specific neighborhood is not currently available in the market dataset. Investors should conduct independent due diligence on local safety conditions and trends when evaluating tenant appeal and retention factors. Consider reviewing recent crime statistics from local law enforcement and assessing lighting, security infrastructure, and neighborhood watch programs as part of property evaluation.
The property benefits from proximity to major corporate employers, including Avery Dennison's headquarters less than half a mile away and Disney's corporate offices within commuting distance, supporting workforce housing demand.
- Avery Dennison — corporate offices (0.3 miles) — HQ
- Disney — corporate offices (4.2 miles) — HQ
- Radio Disney — corporate offices (5.2 miles)
- Charter Communications — corporate offices (6.2 miles)
- Live Nation Entertainment — corporate offices (6.4 miles)
This 20-unit property presents a compelling value-add opportunity in a high-amenity Glendale neighborhood with strong rental fundamentals. The 1988 construction vintage provides upside potential through strategic renovations and unit improvements, while the area's 71% renter-occupied housing stock demonstrates sustained multifamily demand. Net operating income per unit averages $12,210, ranking in the 89th percentile nationally and indicating strong operational performance relative to comparable markets.
Demographic trends within a 3-mile radius support long-term investment stability, with household income growth of 87% over five years and projected continued household formation. The neighborhood's exceptional amenity density—ranking in the top 5% nationally for retail and service access—enhances tenant retention prospects. However, multifamily property research indicates affordability pressures from high rent-to-income ratios and recent occupancy softening require active asset management and competitive positioning strategies.
- Strong NOI performance at $12,210 per unit, ranking 89th percentile nationally
- Value-add potential through 1988 vintage property improvements and unit upgrades
- High-amenity location with top 5% national ranking for retail and service density
- Sustained rental demand supported by 71% renter-occupied housing stock
- Risk consideration: Affordability pressures and recent occupancy softening require active management