| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 68th | Good |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 550 W Stocker St, Glendale, CA, 91202, US |
| Region / Metro | Glendale |
| Year of Construction | 1987 |
| Units | 35 |
| Transaction Date | 2012-04-21 |
| Transaction Price | $544,000 |
| Buyer | TSOU ELONA |
| Seller | WANG JAMES CHIEN TIEN |
550 W Stocker St Glendale Multifamily Investment
Neighborhood occupancy has held in the mid-90s, supporting income stability for well-located assets, according to WDSuite’s CRE market data. This urban-core pocket of Glendale pairs strong amenity access with a deep renter base, favoring consistent lease-up and renewal potential.
Urban core fundamentals: The property sits in a Glendale neighborhood rated A and ranked 163 out of 1,441 within the Los Angeles-Long Beach-Glendale metro—placing it in the top quartile among metro neighborhoods. That competitive positioning reflects broad-based livability and sustained renter demand.
Amenities and daily convenience: Grocery and pharmacy access register in high national percentiles, and cafes/restaurants are dense for the metro, reducing friction for residents’ daily needs. While formal parks are limited nearby, walkable services and neighborhood-scale retail help underpin renter appeal and retention.
Schools and workforce profile: Average school ratings are around the national top quartile, and the neighborhood’s education mix outperforms national averages—factors that tend to support stable household demand. These attributes compare favorably to many Los Angeles submarkets and help sustain occupancy.
Renter concentration and rent dynamics: The neighborhood has a high share of renter-occupied housing units, indicating depth in the tenant base. Median contract rents are elevated for the region, but neighborhood occupancy remains strong, suggesting demand resilience and disciplined pricing power for competitive assets.
Vintage and competitive set: Built in 1987, the asset is newer than the neighborhood’s average vintage (1970s). For investors, this generally implies stronger competitive positioning versus older stock, while still planning for modernization of building systems and common areas to meet current renter expectations.
3-mile demographics and demand outlook: Within a 3-mile radius, households have grown modestly and are projected to expand further even as population trends edge lower—pointing to smaller household sizes and a larger renter pool over time. Rising household incomes and forecast rent growth support the case for sustained tenant demand and occupancy stability based on CRE market data from WDSuite.
Safety indicators are mixed. Compared with neighborhoods nationwide, the area trends safer on violent and property offense measures (national safety percentiles are above average). However, recent year-over-year changes indicate some deterioration, so investors should monitor trajectory and consider standard security, lighting, and access-control planning in underwriting.
Relative to the Los Angeles-Long Beach-Glendale metro, safety performance appears midshelf rather than top tier. For multifamily, that typically argues for prudent risk management and resident engagement practices while tracking neighborhood-level trends over the next leasing cycles.
Proximity to corporate offices supports a strong commuter renter base and can aid lease retention for workforce households. Notable nearby employers include Avery Dennison, Disney, Radio Disney, Charter Communications, and Live Nation Entertainment.
- Avery Dennison — materials & labeling (0.7 miles) — HQ
- Disney — entertainment & media (3.4 miles) — HQ
- Radio Disney — media offices (4.4 miles)
- Charter Communications — telecommunications (5.1 miles)
- Live Nation Entertainment — entertainment offices (6.2 miles)
This 35-unit Glendale property benefits from a high-amenity urban core location with strong neighborhood occupancy and a deep renter base. Elevated home values in the area reinforce reliance on multifamily, while 3-mile household growth and rising incomes suggest a larger tenant base and support for rent levels. Built in 1987, the asset is newer than much of the surrounding stock, offering competitive positioning with potential to capture value through targeted modernization. According to CRE market data from WDSuite, neighborhood occupancy remains solid alongside high national amenity percentiles—favorable for lease-up and renewals.
Key considerations include managing affordability pressure (rent-to-income near one-third) and monitoring recent safety trend volatility. With disciplined capital planning and resident-focused operations, the asset can target durable cash flow in a supply-constrained, commuter-friendly pocket of Glendale.
- Urban-core Glendale location with high amenity access and strong neighborhood occupancy
- 1987 vintage offers competitive positioning versus older stock with modernization upside
- Deep renter base and rising 3-mile incomes support demand and renewal potential
- Elevated ownership costs in the area reinforce multifamily reliance and pricing power
- Risks: affordability pressure (rent-to-income near one-third) and recent safety volatility