| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 55th | Good |
| Amenities | 95th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 609 E Windsor Rd, Glendale, CA, 91205, US |
| Region / Metro | Glendale |
| Year of Construction | 1986 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
609 E Windsor Rd Glendale Multifamily Investment
Renter demand is reinforced by a high neighborhood share of renter-occupied units and occupancy trends in the low 90s, according to WDSuite’s CRE market data. For investors, that points to stable leasing fundamentals and consistent tenant depth at the neighborhood level.
Located in Glendale’s Urban Core, the neighborhood rates A and ranks 178 out of 1,441 metro neighborhoods, placing it competitive among Los Angeles-Long Beach-Glendale areas and solidly above the metro median. Amenity access is a clear strength: cafes, groceries, parks, and pharmacies all score in the top quartile nationally, supporting day-to-day convenience that helps with resident retention.
The area’s housing indicators are similarly strong for multifamily: neighborhood net operating income per unit trends in the upper tiers (top quartile nationally), and the local renter-occupied share is high at roughly 70%, signaling a deep tenant base for workforce and market-rate product. Neighborhood occupancy is in the low 90s; while it has eased over five years, it remains consistent with stable leasing conditions for professionally managed assets.
Within a 3-mile radius, the total population has edged down modestly in recent years while the number of households has increased, indicating smaller average household sizes and a broader renter pool. Forward-looking projections continue that pattern with more households and smaller household sizes, which typically supports absorption and occupancy stability for apartments rather than single-family demand.
Ownership is a high-cost proposition here relative to national benchmarks, with home values in the upper percentiles nationwide. That landscape tends to sustain reliance on multifamily housing, underpinning tenant retention and pricing power when paired with prudent lease management. Schools average in the upper tier versus national peers, another livability factor that can support longer tenancy among family renters.
The property’s 1986 vintage is newer than the neighborhood’s older average building stock (1960s), which can improve competitive positioning versus pre-1970 assets. Investors should still plan for targeted modernization and system updates typical for mid-1980s construction to maintain rents and reduce long-term capital surprises.
Neighborhood safety compares favorably in the region and against national peers. The area ranks 73 out of 1,441 metro neighborhoods on overall crime, positioning it in the top quartile nationally and above many Los Angeles-Long Beach-Glendale subareas. Recent trend data also shows year-over-year declines in both property and violent offenses, which is constructive for investor risk assessment.
Nationally benchmarked indicators point to relatively strong comparative safety: property offenses sit in very high percentiles nationwide, and violent offense measures trend above average. While conditions can vary block to block, the broader directional trend is improving, supporting leasing stability and insurance conversations.
Proximity to major corporate offices provides a diversified white-collar employment base that supports renter demand and commute convenience. Key nearby employers include Avery Dennison, Disney, Radio Disney, Microsoft, and Reliance Steel & Aluminum.
- Avery Dennison — corporate offices (1.45 miles) — HQ
- Disney — corporate offices (4.62 miles) — HQ
- Radio Disney — corporate offices (5.48 miles)
- Microsoft — corporate offices (5.83 miles)
- Reliance Steel & Aluminum — corporate offices (5.90 miles) — HQ
609 E Windsor Rd offers investors exposure to a renter-heavy Urban Core location where amenity density, high-cost ownership, and a deep tenant base support durable leasing. Neighborhood occupancy trends in the low 90s and NOI-per-unit performance in upper national tiers point to steady operations relative to broader metro patterns, based on CRE market data from WDSuite. The 1986 vintage is newer than much of the area’s older stock, creating a positioning edge with targeted modernization to sustain competitiveness.
Within a 3-mile radius, households have been increasing while average household size declines, a mix that typically expands the renter pool and supports occupancy stability. Elevated home values versus national benchmarks reinforce reliance on multifamily housing, though rent-to-income levels suggest ongoing affordability pressure that calls for disciplined renewals and amenity-focused value-add rather than aggressive rent steps.
- Renter-heavy neighborhood and amenity-rich Urban Core support tenant depth and retention.
- Occupancy in the low 90s and strong NOI-per-unit indicate stable operations versus metro peers.
- 1986 construction provides a competitive edge over older stock with targeted modernization upside.
- High-cost ownership market sustains multifamily demand and supports pricing power.
- Risk: affordability pressure (higher rent-to-income) requires careful renewal strategy and cost control.