| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 55th | Good |
| Amenities | 95th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 801 E Palmer Ave, Glendale, CA, 91205, US |
| Region / Metro | Glendale |
| Year of Construction | 1974 |
| Units | 41 |
| Transaction Date | 2019-02-01 |
| Transaction Price | $11,000,000 |
| Buyer | SIROTT STANLEY A |
| Seller | GOLDMAN MARTIN B |
801 E Palmer Ave, Glendale Multifamily Investment
Urban-core Glendale shows strong renter appeal and steady leasing drivers at the neighborhood level, according to WDSuite’s CRE market data. Expect tenant demand supported by proximity to jobs and amenities, with occupancy trends measured for the neighborhood rather than the property.
Glendale’s Urban Core setting delivers convenience and daily-needs access that supports renter retention. Amenity access ranks competitive among Los Angeles-Long Beach-Glendale neighborhoods (71 out of 1,441), with national performance in the top quartile for overall amenities, parks, pharmacies, and grocery density. Schools average roughly mid-to-upper performance for the area (top quartile nationally), offering family-ready fundamentals without commanding the highest premiums.
At the neighborhood level, occupancy is healthy but sits below the metro median, while renter concentration is firmly above metro median (70.5% of housing units are renter-occupied; 173 out of 1,441). Together this points to a deep tenant base and ongoing leasing velocity, though operators should continue to emphasize resident services and renewals to mitigate churn. Median asking rents in the neighborhood trend above national norms and have grown meaningfully over the past five years, reinforcing pricing power for well-positioned properties.
Within a 3-mile radius, demographics indicate a large and diverse population with households increasing even as total population trends slightly lower—suggesting smaller household sizes and potential renter pool expansion. Income levels span a wide range, and the share of higher-income households has been rising, which can support demand for renovated units and professional management. These dynamics generally favor stabilized multifamily operations with selective value-add.
Home values in the neighborhood are elevated relative to national benchmarks, a high-cost ownership environment that tends to sustain reliance on rental housing and support lease retention. Operators should balance this tailwind against rent-to-income considerations; neighborhood affordability pressure is present, so thoughtful rent setting and amenity-driven value creation remain important.
Neighborhood safety indicators compare favorably. Crime measures rank competitive among Los Angeles-Long Beach-Glendale neighborhoods (73 out of 1,441) and fall in the top quartile nationally for overall safety, based on WDSuite’s CRE market data. Recent year-over-year trends show notable declines in both property and violent offenses at the neighborhood level, which supports operational stability for multifamily assets.
As always, safety can vary by block and over time; investors should pair these metro-relative rankings with on-the-ground diligence and property-level security practices to sustain resident satisfaction and retention.
Proximity to major employers underpins workforce housing demand and convenient commutes for residents. Nearby anchors include Avery Dennison, Disney, Microsoft, Reliance Steel & Aluminum, and CBRE Group.
- Avery Dennison — packaging & labeling (1.8 miles) — HQ
- Disney — entertainment & media (4.9 miles) — HQ
- Microsoft — software & cloud (5.6 miles)
- Reliance Steel & Aluminum — metals distribution (5.6 miles) — HQ
- CBRE Group — real estate services (5.6 miles) — HQ
801 E Palmer Ave benefits from an Urban Core Glendale location with strong amenity access and a deep renter base. At the neighborhood level, occupancy is solid, and renter-occupied share ranks above the metro median—favorable for demand depth and lease-up durability. Elevated home values in the area reinforce reliance on multifamily rentals, while five-year rent growth demonstrates pricing power for well-managed assets. According to CRE market data from WDSuite, neighborhood income performance and NOI per unit are competitive versus national benchmarks, supporting the case for sustained operations.
Built in 1974, the asset is newer than the neighborhood’s average vintage, offering relative competitiveness versus older stock while still warranting targeted capital planning for systems modernization and value-add renovations. Within a 3-mile radius, households are increasing despite a modest population dip, indicating smaller household sizes and a potentially expanding renter pool—positive for long-term occupancy stability. Key watch items include affordability pressure (rent-to-income) and general macro sensitivity.
- Urban-core Glendale with top-tier amenity access and commute connectivity supporting renter demand
- Deep renter base at the neighborhood level aids leasing velocity and renewals
- Elevated area home values sustain rental housing reliance and pricing power
- 1974 vintage offers competitive positioning with value-add and systems-upgrade potential
- Risks: affordability pressure (rent-to-income) and broader economic sensitivity