| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 54th | Good |
| Amenities | 99th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 833 Americana Way, Glendale, CA, 91210, US |
| Region / Metro | Glendale |
| Year of Construction | 2008 |
| Units | 56 |
| Transaction Date | 2015-05-05 |
| Transaction Price | $2,850,000 |
| Buyer | ABB PARKING CO LLC |
| Seller | GLENDALE SUCCESSOR AGENCY |
833 Americana Way Glendale Multifamily Investment
Urban-core location with sustained renter demand and high amenity access supports leasing durability, according to WDSuite s CRE market data. Neighborhood occupancy is steady and renter concentration is deep, positioning this asset for consistent performance amid Los Angeles metro dynamics.
Located in Glendale s Urban Core, the neighborhood is competitive among Los Angeles-Long Beach-Glendale neighborhoods (rank 116 of 1,441; rating: A). Amenity density is a distinguishing strength: cafes, restaurants, parks, pharmacies, and groceries score in the top percentiles nationally, supporting walkability and lifestyle appeal that can aid tenant retention and lease-up velocity.
For multifamily income stability, neighborhood occupancy sits at 94.1% with modest 5-year improvement, and the share of housing units that are renter-occupied is high (77.7%). Together, these signals point to a sizable tenant base and demand depth at the neighborhood level rather than the property itself, based on CRE market data from WDSuite.
The property s 2008 construction is newer than the neighborhood s average vintage (1976), which can offer a competitive edge versus older stock while still warranting ongoing system updates and selective modernization to sustain positioning against newer deliveries.
Within a 3-mile radius, demographics show a slight population contraction alongside an increase in households and smaller average household sizes. This combination typically supports multifamily demand via a broader renter pool and sustained unit absorption, especially in locations with strong amenities and commute access.
Ownership costs in the area are elevated relative to incomes (value-to-income ranks high nationally), which reinforces reliance on rental housing and can support pricing power. At the same time, rent-to-income ratios indicate some affordability pressure, suggesting prudent lease management to balance rent growth with retention.
Safety trends are mixed but improving in key areas. Relative to neighborhoods nationwide, the area scores above average for overall safety (national percentile 68), and property-related offenses have improved notably year over year (improvement in a high national percentile). Within the Los Angeles-Long Beach-Glendale metro, the neighborhood s crime rank is 524 out of 1,441, placing it above the metro median but not among the very lowest-crime areas.
Violent offense metrics sit in a stronger national position (around the mid-to-upper percentiles), though recent year-over-year changes have been volatile. Investors should treat safety as a dynamic factor, monitoring trend direction rather than block-level precision.
Proximity to major corporate employers underpins renter demand through commute convenience and diversified white-collar job bases, including entertainment, media, and telecommunications represented below.
- Avery Dennison materials manufacturing (0.9 miles) HQ
- Disney entertainment (4.0 miles) HQ
- Radio Disney entertainment (4.9 miles)
- Live Nation Entertainment entertainment (5.8 miles)
- Charter Communications telecommunications (6.3 miles)
The investment case centers on durable renter demand in a high-amenity Urban Core setting, steady neighborhood occupancy, and a renter-occupied housing base that supports depth of tenancy. The 2008 vintage is newer than local averages, offering competitive positioning versus older stock while allowing targeted value-add through unit and system updates. According to CRE market data from WDSuite, neighborhood-level occupancy and amenity access compare favorably within the metro, reinforcing leasing stability.
Demographic signals within a 3-mile radius including rising household counts and smaller household sizes point to a broader renter pool over time. Elevated ownership costs further sustain reliance on rental housing, while affordability pressure (rent-to-income) argues for attentive lease management and renewal strategies.
- Urban Core location with top-tier amenity density supports tenant retention and leasing velocity.
- Neighborhood-level occupancy and high renter concentration indicate demand depth for multifamily.
- 2008 construction offers a competitive edge versus older stock with targeted value-add opportunities.
- 3-mile household growth and smaller household sizes expand the renter pool supporting long-term demand.
- Risk: affordability pressure and safety trend volatility call for disciplined pricing and asset management.