| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 58th | Good |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 555 Oak St, Glendale, CA, 91204, US |
| Region / Metro | Glendale |
| Year of Construction | 1990 |
| Units | 21 |
| Transaction Date | 2010-06-17 |
| Transaction Price | $4,120,000 |
| Buyer | BMI APARTMENTS LLC |
| Seller | JENSEN ELIN |
555 Oak St Glendale Multifamily Investment
Neighborhood occupancy is elevated and a strong renter-occupied base supports steady leasing, according to WDSuite’s CRE market data. This positioning points to stable in-place demand rather than outsized growth assumptions.
Situated in Glendale’s Urban Core, the property benefits from a neighborhood rated A- and competitive among Los Angeles-Long Beach-Glendale neighborhoods (ranked 235 out of 1,441). The area’s amenity access is top quartile among 1,441 metro neighborhoods, with strong proximity to parks, groceries, and daily needs—favorable for tenant retention and leasing velocity.
The 1990 construction is newer than the neighborhood’s average vintage of 1962. For investors, this generally means stronger competitive positioning versus older stock, while still allowing for targeted modernization and system upgrades to drive value-add returns and operating efficiency.
The neighborhood shows high occupancy at the neighborhood level and a high share of renter-occupied housing units (66.6%). For multifamily owners, that renter concentration indicates a deeper tenant base and supports occupancy stability through cycles. Median home values sit in a high-cost ownership market (96th percentile nationally), which tends to sustain reliance on rentals and can support pricing power, while the rent-to-income profile suggests manageable affordability pressures that call for disciplined lease management.
Within a 3-mile radius, demographics indicate steady renter demand drivers: population has been roughly flat to slightly lower, but households edged higher and are projected to grow further as average household size trends smaller. That shift expands the renter pool and can help maintain occupancy, even as overall population growth normalizes. According to WDSuite’s commercial real estate analysis, local rents have trended upward over five years, consistent with the area’s strong amenity base and tight neighborhood occupancy.
Safety indicators are comparatively favorable in context: the neighborhood’s overall crime position trends better than national averages (around the 60th percentile nationwide), with violent offenses in the top quartile nationally. This aligns with investor expectations for Urban Core submarkets that attract stable renter demand.
That said, property offenses have shown recent volatility, with a notable year-over-year uptick. Investors should underwrite prudent security measures and loss-prevention practices, and monitor submarket trends alongside citywide patterns rather than relying on block-level assumptions. Rankings referenced are measured against 1,441 neighborhoods in the Los Angeles metro.
Nearby corporate anchors provide a diversified employment base that supports renter demand and commute convenience, including Avery Dennison, Disney, Radio Disney, Live Nation Entertainment, and Charter Communications.
- Avery Dennison — materials & labeling (1.1 miles) — HQ
- Disney — media & entertainment (3.5 miles) — HQ
- Radio Disney — media (4.4 miles)
- Live Nation Entertainment — entertainment (5.3 miles)
- Charter Communications — telecommunications (5.9 miles)
Built in 1990 with 21 units, 555 Oak St offers a durable foothold in a high-demand Glendale submarket. Neighborhood metrics point to high occupancy and a deep base of renter-occupied housing, while elevated home values in the area support continued reliance on rentals. According to CRE market data from WDSuite, the neighborhood’s amenity access ranks among the stronger cohorts in the metro, reinforcing tenant retention and leasing stability. The vintage presents a practical value-add path through selective renovations and building-system improvements, balancing modernization with operational resilience.
Within a 3-mile radius, households have increased and are projected to expand further as average household size trends smaller, which can broaden the renter pool even amid modest population change. Investors should weigh these strengths against observed volatility in property offenses and maintain disciplined affordability and renewal strategies to preserve occupancy and collections through cycles.
- High neighborhood occupancy and strong renter concentration support leasing stability
- 1990 vintage offers value-add upside via targeted interior and system upgrades
- Amenity-rich Urban Core location aids tenant retention and pricing power
- Demographic shift toward more households (3-mile radius) expands the renter pool
- Risk: recent property offense volatility warrants security and loss-prevention focus