| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 52nd | Fair |
| Amenities | 98th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 700 Orange Grove Ave, Glendale, CA, 91205, US |
| Region / Metro | Glendale |
| Year of Construction | 2000 |
| Units | 24 |
| Transaction Date | 1995-03-02 |
| Transaction Price | $155,000 |
| Buyer | ORANGE GROVE PROPERTIES LP-8 |
| Seller | FEDERAL DEPOSIT INSURANCE CORPORATION |
700 Orange Grove Ave Glendale Multifamily Opportunity
Neighborhood occupancy is strong and renter demand is deep, according to WDSuite’s CRE market data, supporting stable operations for well-located assets in Glendale. Metrics cited reflect neighborhood conditions, not this property’s performance.
The property sits in Glendale’s Urban Core within the Los Angeles-Long Beach-Glendale metro, where the neighborhood ranks 140 out of 1,441 neighborhoods overall (rating: A). That standing is competitive among Los Angeles-Long Beach-Glendale neighborhoods and reflects a dense amenity base and high renter activity that helps sustain leasing velocity.
Amenity access is a clear strength: restaurants, groceries, pharmacies, parks, cafes, and childcare options are all in high national percentiles, reinforcing day-to-day convenience for residents and supporting retention. Neighborhood occupancy is 97.1% (ranked 403 of 1,441; above the metro median), indicating tight conditions at the neighborhood level rather than at a specific property.
Tenure dynamics are favorable for multifamily investors. A very high share of neighborhood housing units are renter-occupied (ranked 14 of 1,441; top cohort metro-wide), pointing to a deep tenant base and consistent leasing demand. Within a 3-mile radius, renter-occupied units account for roughly two-thirds of housing, which broadens the addressable renter pool for professionally managed assets.
Home values in the neighborhood sit in the high national percentiles, and the value-to-income ratio is elevated, which typically sustains reliance on multifamily rentals and supports pricing power for competitive product. At the same time, the neighborhood’s rent-to-income ratio is on the higher side, signaling potential affordability pressure and the need for disciplined lease management to protect retention.
The average neighborhood construction year skews older (late 1960s). By contrast, this property’s 2000 vintage should compete well against older stock, though investors should still plan for modernization of finishes and building systems as part of a long-term asset strategy.
Demographic data aggregated within a 3-mile radius shows households have increased modestly even as population edged down, implying smaller household sizes and a stable-to-growing renter pool. Income measures in the area have risen over recent years, supporting demand for well-maintained units, while forecast data points to continued rent growth at the area level, according to WDSuite’s commercial real estate analysis.
Safety indicators are mixed but generally compare favorably to national patterns. The neighborhood’s overall crime positioning is above the national average (67th percentile nationwide), and its rank within the Los Angeles-Long Beach-Glendale metro indicates a comparative standing that is competitive among local neighborhoods (545 out of 1,441).
Recent trends diverge by category: property offense rates improved meaningfully year over year (strong improvement relative to national peers, near the top percentiles), while violent offense measures increased versus the prior year and sit around the upper-mid national percentiles for safety. Investors should interpret these as neighborhood-level indicators and monitor trend direction rather than block-level conditions.
Proximity to major corporate offices supports a diverse employment base and underpins renter demand through commute convenience. Key nearby employers include Avery Dennison, Disney, Radio Disney, Microsoft, and Live Nation Entertainment.
- Avery Dennison — corporate offices (1.1 miles) — HQ
- Disney — corporate offices (4.6 miles) — HQ
- Radio Disney — corporate offices (5.5 miles)
- Microsoft — corporate offices (6.3 miles)
- Live Nation Entertainment — corporate offices (6.3 miles)
700 Orange Grove Ave is a 24-unit, 2000-vintage multifamily asset with an average unit size of roughly 1,105 square feet—larger layouts that can support retention. At the neighborhood level, occupancy is tight and renter concentration is high, supporting leasing stability for well-managed properties. According to CRE market data from WDSuite, the neighborhood ranks above the metro median for occupancy and scores competitively overall within the Los Angeles-Long Beach-Glendale metro.
The property’s newer vintage relative to the neighborhood’s older housing stock can be a competitive advantage, while thoughtful modernization of finishes and building systems may unlock additional rent potential. Elevated home values locally tend to reinforce renter reliance on multifamily housing, though the neighborhood’s higher rent-to-income ratio calls for careful pricing and renewal strategies. Demographic trends within a 3-mile radius—steady household counts and a broad renter base—support a durable tenant pipeline over the hold period.
- Tight neighborhood occupancy and deep renter base support leasing stability
- 2000 vintage and larger average unit sizes provide competitive positioning versus older stock
- High-cost ownership market reinforces multifamily demand and pricing power for well-positioned assets
- Risk: higher rent-to-income ratio and mixed safety trends warrant disciplined lease and operating management