| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 55th | Good |
| Amenities | 95th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 728 E Windsor Rd, Glendale, CA, 91205, US |
| Region / Metro | Glendale |
| Year of Construction | 1975 |
| Units | 22 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
728 E Windsor Rd Glendale Multifamily Investment
This 22-unit property sits in a neighborhood ranking 178th among 1,441 metro neighborhoods with strong renter demand, where 70.5% of housing units are renter-occupied according to CRE market data from WDSuite.
Located in Glendale's Urban Core neighborhood type, this area demonstrates strong fundamentals for multifamily investment. The neighborhood ranks in the 97th percentile nationally for rental occupancy share, with 70.5% of housing units renter-occupied, indicating robust rental demand. Current occupancy levels sit at 93.0%, though this reflects a 3.9 percentage point decline over five years.
Built in 1975, this property aligns with the neighborhood's average construction year of 1963, positioning it for potential value-add opportunities while avoiding the extensive capital needs of significantly older stock. Median contract rents in the area reach $1,796, representing 43.6% growth over the past five years, though rent-to-income ratios present affordability considerations for lease management.
Demographics within a 3-mile radius show a stable renter pool of 217,764 residents, with 67.6% of housing units renter-occupied. Forecasts indicate household growth of 30.6% through 2028, potentially expanding the tenant base despite modest population decline. The area's amenity density ranks in the 94th percentile nationally, with strong access to groceries, restaurants, and parks supporting tenant retention.
Home values averaging $840,703 with 36.6% appreciation over five years sustain rental demand by limiting ownership accessibility. This dynamic reinforces multifamily housing reliance, though investors should monitor rent-to-income pressures that could affect renewal rates and pricing power.
The neighborhood demonstrates strong safety metrics compared to other areas in the Los Angeles metro. Property crime ranks 1st among 1,441 metro neighborhoods, placing it in the 99th percentile nationally for low property crime rates. The area has experienced a significant 63% reduction in property crime over the past year, indicating improving conditions.
Violent crime rates also compare favorably, ranking 175th out of 1,441 neighborhoods and placing the area in the 77th percentile nationally. Violent crime has decreased by 37.4% year-over-year, reinforcing the positive safety trajectory that supports tenant retention and property values.
The surrounding area benefits from proximity to major corporate employers, providing workforce housing opportunities for professionals in diverse industries.
- Avery Dennison — materials science and manufacturing (1.5 miles) — HQ
- Disney — entertainment and media (4.8 miles) — HQ
- Radio Disney — broadcasting (5.6 miles)
- Microsoft — technology (5.8 miles)
- Reliance Steel & Aluminum — metals distribution (5.9 miles) — HQ
This 1975-vintage property offers value-add potential in a neighborhood with demonstrated rental demand strength. The area's 97th percentile national ranking for renter occupancy share, combined with household growth projections of 30.6% through 2028, supports long-term tenant demand stability. Current neighborhood occupancy of 93.0% provides a solid foundation, though recent declines warrant monitoring for lease management strategies.
Multifamily property research indicates strong fundamentals driven by elevated home values that sustain rental demand, with median home prices of $840,703 limiting ownership accessibility. The property's construction year positions it for renovation upside while avoiding extensive capital needs. Proximity to major employers including Avery Dennison headquarters enhances workforce housing appeal, though rent-to-income ratios present affordability considerations for pricing strategies.
- Strong rental market with 70.5% of neighborhood housing units renter-occupied
- Household growth forecast of 30.6% through 2028 expanding tenant base
- Value-add opportunity with 1975 construction year in established neighborhood
- Proximity to major employers including Fortune 500 headquarters
- Risk consideration: Recent occupancy decline and rent-to-income pressures require active management