| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 52nd | Fair |
| Amenities | 98th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 811 Orange Grove Ave, Glendale, CA, 91205, US |
| Region / Metro | Glendale |
| Year of Construction | 1988 |
| Units | 26 |
| Transaction Date | 1998-07-09 |
| Transaction Price | $1,950,000 |
| Buyer | SIROTT STANLEY A |
| Seller | ORANGE GROVE GROUP LIMITED PARTNERSHIP |
811 Orange Grove Ave Glendale Multifamily Investment
This 26-unit property benefits from neighborhood-level occupancy of 97.1% and strong rental demand, supported by 86.9% renter-occupied housing units according to CRE market data from WDSuite.
The neighborhood ranks in the top 10% nationally for overall investment fundamentals, demonstrating strong performance across multiple metrics that support multifamily demand. With 86.9% of housing units renter-occupied—placing it in the top 1% nationally—the area maintains a deep tenant pool that reinforces occupancy stability. Current neighborhood-level occupancy stands at 97.1%, reflecting consistent demand for rental housing.
Built in 1988, this property aligns with the neighborhood's average construction year of 1969, positioning it among newer stock that may require less immediate capital expenditure compared to older buildings in the area. The substantial renter base, combined with demographic data aggregated within a 3-mile radius showing 68% of households as renters, indicates sustained rental market depth that supports lease-up velocity and retention.
The neighborhood demonstrates exceptional amenity density, ranking in the 99th percentile nationally for grocery stores and restaurants per square mile, with nearly 90 restaurants and 10 grocery stores per square mile. This amenity concentration enhances tenant appeal and supports retention rates. Median contract rents have grown 37.8% over five years, while maintaining occupancy levels above regional averages, suggesting the market can absorb rent increases without significant vacancy pressure.
Within the 3-mile radius, household income projections show median income rising from $88,511 to $117,653 by 2028—a 33% increase that should support rent growth potential. The forecast anticipates renter-occupied units expanding from 41.6% to 44.7% of total housing, indicating continued rental demand growth that benefits multifamily properties in established locations.
The neighborhood demonstrates strong safety metrics relative to regional and national standards. Property crime rates rank 2nd among 1,441 metro neighborhoods, placing it in the 98th percentile nationally for low property crime. Recent trends show property crime declining 77% year-over-year, indicating improving conditions that support tenant retention and property values.
Violent crime metrics place the neighborhood at 278th among metro neighborhoods, corresponding to the 69th percentile nationally. While violent crime increased year-over-year, the overall crime profile remains competitive within the Los Angeles metro area. The combination of low property crime and improving trends creates a stable environment that supports long-term occupancy and resident satisfaction.
The property benefits from proximity to major corporate employers, with several headquarters within commuting distance that support workforce housing demand and tenant stability.
- Avery Dennison — materials science and manufacturing (1.1 miles) — HQ
- Disney — entertainment and media (4.7 miles) — HQ
- Radio Disney — broadcasting (5.6 miles)
- Microsoft — technology (6.3 miles)
- CBRE Group — commercial real estate services (6.4 miles) — HQ
This 26-unit property presents a compelling investment opportunity anchored by exceptional rental market fundamentals and demographic tailwinds. The neighborhood's 97.1% occupancy rate and 86.9% renter-occupied housing base create a stable operating environment, while commercial real estate analysis from WDSuite confirms the area ranks in the top 10% nationally for investment metrics. Built in 1988, the property offers potential value-add opportunities through strategic renovations while avoiding the immediate capital needs of older vintage stock.
Demographic projections within a 3-mile radius support long-term growth, with median household income forecast to increase 33% by 2028 and renter-occupied units expanding from 41.6% to 44.7%. The combination of income growth, expanding renter population, and proximity to major employers including Avery Dennison headquarters (1.1 miles) and Disney (4.7 miles) creates multiple demand drivers that should support occupancy stability and rent growth potential.
- Neighborhood occupancy of 97.1% demonstrates consistent rental demand
- 86.9% renter-occupied housing creates deep tenant pool
- Projected 33% household income growth by 2028 supports rent increases
- 1988 construction year offers value-add potential with manageable capital needs
- Risk consideration: Monitor rent-to-income ratios in 1st percentile nationally may limit pricing power