| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 52nd | Fair |
| Amenities | 98th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 620 E Elk Ave, Glendale, CA, 91205, US |
| Region / Metro | Glendale |
| Year of Construction | 1987 |
| Units | 27 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
620 E Elk Ave, Glendale CA Multifamily Investment
Stabilized renter demand in Glendale supported by an amenity-rich urban core and high neighborhood occupancy positions this 27-unit asset for durable income, according to WDSuite s CRE market data.
The property sits in Glendale s Urban Core with an A-rated neighborhood profile. At rank 140 of 1,441 Los Angeles-Long Beach-Glendale neighborhoods, the area is competitive within the metro and benefits from strong location fundamentals for workforce and professional renters.
Local convenience is a differentiator: restaurants and pharmacies are in the top quartile nationally (with restaurants and grocery access near the 100th and 99th percentiles), reinforcing walkable daily needs and supporting retention. Childcare access is likewise strong (top percentile nationally), which broadens the potential renter base.
Neighborhood occupancy is 97.1% (competitive among Los Angeles-Long Beach-Glendale submarkets at rank 403 of 1,441), and renter-occupied share is high at the neighborhood level, indicating depth of the tenant base and supporting leasing stability. Elevated home values in the area (nationally high percentiles) point to a high-cost ownership market, which generally sustains demand for multifamily rentals and reduces move-outs to ownership.
Within a 3-mile radius, population has eased modestly over the past five years while household counts increased, and forecasts call for further household growth alongside smaller average household sizes. This dynamic typically expands the renter pool and supports occupancy trends that align with the neighborhood s above-median performance. Income measures have risen meaningfully in recent years, which, together with rent growth, suggests ongoing, though managed, pricing power for well-located assets based on multifamily property research from WDSuite.
Safety indicators are comparatively favorable for an urban core location. The neighborhood s crime rank is 545 out of 1,441 within the Los Angeles-Long Beach-Glendale metro, which is competitive among metro neighborhoods. Nationally, overall safety sits above average (around the upper third of neighborhoods).
Property offenses are low relative to peers, with the neighborhood in a high national safety percentile and showing a notable year-over-year improvement. Violent offense metrics are also better than national averages, though recent year changes indicate some volatility a factor prudent operators should monitor over time rather than assess from a single-year swing.
Proximity to major employers supports commuter convenience and helps deepen the renter pool for multifamily assets. Nearby anchors include Avery Dennison, Disney, Radio Disney, Microsoft, and Live Nation Entertainment.
- Avery Dennison packaging & materials (1.2 miles) HQ
- Disney entertainment studios & media (4.6 miles) HQ
- Radio Disney media offices (5.5 miles)
- Microsoft technology offices (6.1 miles)
- Live Nation Entertainment entertainment & ticketing offices (6.2 miles)
Built in 1987, the asset is newer than much of the neighborhood s housing stock, offering relative competitiveness versus older properties while still warranting targeted capital planning for aging systems and modernization. Strong neighborhood occupancy and a high renter-occupied share point to durable leasing, while elevated for-sale housing costs tend to reinforce reliance on multifamily. According to CRE market data from WDSuite, this Glendale location benefits from top-tier amenity access and above-median neighborhood performance, supporting income stability.
Within a 3-mile radius, households have grown despite modest population decline, and forecasts indicate additional household gains alongside smaller household sizes a combination that typically expands the renter pool and supports occupancy. Income growth has been solid, but rent-to-income ratios in the neighborhood signal affordability pressure, suggesting operators should emphasize retention, renewal strategies, and value-focused upgrades rather than aggressive rent steps.
- 1987 vintage: competitive versus older stock, with clear opportunities for targeted renovations and system updates
- High neighborhood occupancy and renter concentration support leasing stability and reduce exposure to ownership moves
- Amenity-rich location near major employers underpins tenant demand and retention
- Household growth (3-mile radius) and smaller household sizes point to a broader renter pool over time
- Risk: elevated rent-to-income ratios require disciplined lease management and renewal strategy