| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 68th | Good |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 560 W Dryden St, Glendale, CA, 91202, US |
| Region / Metro | Glendale |
| Year of Construction | 1987 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
560 W Dryden St Glendale Multifamily Investment
Neighborhood fundamentals point to steady renter demand and solid occupancy, according to WDSuite’s CRE market data. These statistics reflect the surrounding Glendale neighborhood rather than the property itself.
The property sits in Glendale’s Urban Core, a neighborhood rated A (ranked 163 of 1,441 in the Los Angeles-Long Beach-Glendale metro), indicating strong overall livability for multifamily renters. Amenities are a local strength: grocery and pharmacy access score in the top quartile nationally, and cafes and restaurants are well above the U.S. average. Park acreage is limited within the immediate neighborhood, so open-space access may depend on nearby districts.
For investors, renter demand signals are constructive. Neighborhood occupancy is above the national median, and renter-occupied housing accounts for a large share of units (top quartile nationally), supporting depth of the tenant base and leasing stability. School quality trends above average as well (top quartile nationally), which can bolster longer-term retention for family-oriented renters.
Demographic statistics are aggregated within a 3-mile radius: households have inched higher in recent years and are projected to grow meaningfully, even as average household size edges down. This points to a larger pool of households competing for units and can support occupancy stability. Median incomes have risen, and rents have trended upward, reinforcing consistent demand; at the same time, a 0.33 rent-to-income ratio at the neighborhood level suggests some affordability pressure that owners should monitor during renewals and pricing. Based on commercial real estate analysis from WDSuite, the neighborhood’s NOI per unit ranks in the upper tier nationally, indicating income performance that compares favorably to many U.S. locations.
Vintage context matters: the asset’s 1987 construction is newer than the neighborhood average year of 1973, which can enhance competitive positioning versus older stock. However, aging systems still warrant modernization planning to meet current renter expectations and support rent growth.
Safety trends are mixed when viewed comparatively. Overall crime positioning sits around the middle of the national distribution, but offense composition favors the area: property and violent offense rates benchmark in the top quartile nationally (safer than many U.S. neighborhoods). That said, recent year-over-year changes show increases, so investors should underwrite with attention to trend direction and property-level security measures. Rankings are measured against 1,441 Los Angeles-Long Beach-Glendale metro neighborhoods, while national percentiles compare neighborhoods nationwide.
Proximity to corporate employment anchors supports renter demand and commute convenience, led by packaging, media & entertainment, and telecom employers located within a short drive of the property.
- Avery Dennison — corporate offices (0.6 miles) — HQ
- Disney — media & entertainment (3.3 miles) — HQ
- Radio Disney — media offices (4.3 miles)
- Charter Communications — telecom (5.2 miles)
- Live Nation Entertainment — live entertainment (6.0 miles)
560 W Dryden St offers exposure to an A-rated Urban Core neighborhood where renter-occupied housing is prevalent and occupancy trends above the national median, supporting a resilient tenant base. The 1987 vintage is newer than the local average, providing a competitive edge versus older stock while still leaving room for targeted upgrades to systems and finishes to sustain rent growth and leasing velocity.
Within a 3-mile radius, household counts are rising and forecast to expand further, indicating a larger renter pool even as household sizes decline. Elevated ownership costs in the area reinforce reliance on multifamily housing, while rising incomes and rent levels suggest durable demand; however, a higher rent-to-income profile introduces retention risk that calls for disciplined lease management. According to WDSuite’s commercial real estate analysis, neighborhood income performance per unit benchmarks well nationally, aligning with an underwriting case centered on occupancy stability and selective value-add.
- Newer 1987 vintage versus local stock supports competitive positioning with targeted modernization upside
- High renter-occupied share and above-median neighborhood occupancy underpin leasing stability
- Growing household counts within 3 miles expand the tenant base and support demand
- Elevated ownership costs sustain multifamily reliance and pricing power in strong years
- Risk: higher rent-to-income levels require careful renewal strategy to manage retention