| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 52nd | Fair |
| Amenities | 98th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 800 Orange Grove Ave, Glendale, CA, 91205, US |
| Region / Metro | Glendale |
| Year of Construction | 1986 |
| Units | 34 |
| Transaction Date | 1997-06-06 |
| Transaction Price | $819,000 |
| Buyer | 800 OG LLC |
| Seller | DAVID AND ESTHER WEISWASSER 2005 TRUST |
800 Orange Grove Ave Glendale Multifamily Investment
This 34-unit property built in 1986 operates in a neighborhood with 97.1% occupancy and strong rental demand fundamentals, according to CRE market data from WDSuite.
Located in an urban core neighborhood in Glendale, this property sits within a rental-dominated market where 86.9% of housing units are renter-occupied, ranking in the top 1% nationally. The neighborhood demonstrates strong occupancy fundamentals with 97.1% occupancy rates, supported by limited ownership alternatives given median home values of $700,330.
The area ranks in the top quartile nationally for amenity access, including 9.96 grocery stores per square mile and extensive restaurant density at 89.66 per square mile. Demographic data within a 3-mile radius shows a stable renter base with 67.9% of households occupying rental units and median household income of $88,630. Forecasted rent growth of 40.8% over five years reflects continued demand pressure in this constrained housing market.
Built in 1986, the property aligns with the neighborhood's average construction vintage of 1969, positioning it competitively within the local housing stock while potentially offering value-add opportunities through strategic capital improvements. The combination of high occupancy rates, strong amenity access, and limited ownership alternatives supports rental demand stability for multifamily operators.
The neighborhood demonstrates competitive safety metrics relative to the broader Los Angeles metro area, ranking 545th among 1,441 neighborhoods and achieving the 67th percentile nationally. Property crime rates show particularly strong improvement, with an estimated 77% decrease year-over-year, placing the area in the 97th percentile nationally for property crime trends.
While violent crime metrics require monitoring, the substantial improvement in property crime rates indicates positive neighborhood trajectory that supports tenant retention and property values in this urban core location.
The property benefits from proximity to major corporate employers, providing workforce housing opportunities within commuting distance of established businesses and headquarters operations.
- Avery Dennison — materials and manufacturing (1.2 miles) — HQ
- Disney — entertainment and media (4.7 miles) — HQ
- Radio Disney — media operations (5.6 miles)
- Microsoft — technology offices (6.3 miles)
- Reliance Steel & Aluminum — industrial materials (6.3 miles) — HQ
This 34-unit property operates in a fundamentally strong rental market with 97.1% neighborhood occupancy and 86.9% renter tenure, indicating stable demand dynamics. The 1986 construction vintage offers potential value-add opportunities through strategic improvements while maintaining competitive positioning within the neighborhood's building stock. Commercial real estate analysis from WDSuite shows the area ranking in the top quartile nationally for amenities and achieving strong rent growth projections of 40.8% over five years.
Demographics within a 3-mile radius support long-term rental demand, with median home values of $700,330 limiting ownership accessibility and reinforcing reliance on multifamily housing. The neighborhood's urban core designation and proximity to major employers including Avery Dennison headquarters provides workforce housing appeal for professional tenants.
- High occupancy neighborhood (97.1%) with 86.9% renter tenure supporting demand stability
- Value-add potential through strategic improvements to 1986-vintage property
- Strong amenity access ranking in top quartile nationally
- Risk consideration: Rent-to-income ratios at bottom percentile nationally may limit pricing power