| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 58th | Good |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 636 W Wilson Ave, Glendale, CA, 91203, US |
| Region / Metro | Glendale |
| Year of Construction | 1974 |
| Units | 34 |
| Transaction Date | 2021-12-21 |
| Transaction Price | $11,700,000 |
| Buyer | SIKDER FAMILY TRUST |
| Seller | WEST WILSON GARDEN LP |
636 W Wilson Ave Glendale Multifamily Investment
Neighborhood fundamentals point to durable renter demand and high occupancy at the neighborhood level, according to WDSuite s CRE market data, supporting a stable leasing backdrop for this Glendale asset.
Located in Glendale s Urban Core, the neighborhood is rated A- and ranks 235 out of 1,441 Los Angeles-Long Beach-Glendale neighborhoods, placing it in the top quartile locally. For investors, that positioning signals competitive livability and steady demand drivers relative to the broader metro.
Amenity access is a strength: grocery options are abundant (97th percentile nationally) with strong restaurant and cafe density (around the 90th percentile), and parks are a standout (98th percentile). This walkable retail and recreation mix supports leasing velocity and retention. One gap to note is limited pharmacy presence within the immediate neighborhood cohort.
The area skews renter-oriented, with a high share of housing units that are renter-occupied (among the highest nationally at the neighborhood level). Combined with an occupancy rate in the neighborhood that trends above national norms, this implies a deep tenant base and supports occupancy stability for multifamily operators. Elevated home values (roughly 96th percentile nationally) indicate a high-cost ownership market, which typically sustains reliance on rental housing and can underpin pricing power, while a higher rent-to-income profile suggests attention to lease management and renewals.
Within a 3-mile radius, recent data show a modest decline in population alongside a small increase in household counts, with forecasts pointing to further household growth and smaller average household sizes by 2028. For multifamily, that mix generally expands the renter pool and supports consistent demand, even as unit mix and affordability positioning remain important to capture and retain tenants.
Safety indicators for the neighborhood compare favorably overall. Crime levels benchmark above the metro median among 1,441 Los Angeles-Long Beach-Glendale neighborhoods and sit above average nationally. Violent offense risk is in the top quartile nationwide, while property offense benchmarks in a higher (safer) national percentile as well.
Recent year-over-year data indicate an uptick in property incidents at the neighborhood level. Investors should monitor this trend and coordinate appropriate operational measures (lighting, access control, and resident engagement) while noting the broader comparative positioning remains solid versus national and metro peers.
Proximity to major employers in media, entertainment, and communications supports a broad renter base and commute convenience, notably Avery Dennison, Disney, Radio Disney, Live Nation Entertainment, and Charter Communications.
- Avery Dennison industry: materials & labeling (0.93 miles) HQ
- Disney industry: entertainment (3.31 miles) HQ
- Radio Disney industry: media (4.22 miles)
- Live Nation Entertainment industry: entertainment (5.38 miles)
- Charter Communications industry: telecommunications (5.64 miles)
636 W Wilson Ave is a 34-unit, 1974-vintage asset positioned in a high-amenity Glendale enclave where the neighborhood ranks in the top quartile locally and occupancy trends run above national norms. The submarket s elevated renter concentration and high-cost ownership backdrop support a durable tenant base, while the local amenity fabric (strong groceries, dining, and parks) underpins leasing and retention. Based on commercial real estate analysis from WDSuite, these neighborhood dynamics are consistent with stable multifamily performance in similar Urban Core locations.
The 1974 vintage suggests potential value-add via systems modernization and interior updates to enhance competitive positioning against newer stock, while maintaining a footprint with average unit sizes around 720 square feet. Investors should balance pricing power from sustained renter demand with prudent lease management given higher rent-to-income dynamics and recent volatility in property offense data at the neighborhood level.
- Renter-oriented neighborhood and above-average occupancy support demand stability
- Strong amenity access (groceries, dining, parks) aids leasing and retention
- 1974 vintage offers value-add and systems modernization potential
- High-cost ownership market reinforces reliance on multifamily housing
- Risks: higher rent-to-income profile and recent property offense volatility warrant active management