| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 52nd | Fair |
| Amenities | 98th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 835 E Lomita Ave, Glendale, CA, 91205, US |
| Region / Metro | Glendale |
| Year of Construction | 1985 |
| Units | 25 |
| Transaction Date | 2019-09-04 |
| Transaction Price | $7,800,000 |
| Buyer | PREMIER FUND 19 LLC |
| Seller | YUSUF MICHAEL MAJID |
835 E Lomita Ave, Glendale CA Multifamily Investment
Neighborhood fundamentals point to durable renter demand and high occupancy, according to WDSuite’s CRE market data, with stability supported by a deep base of renter-occupied units measured at the neighborhood level rather than the property.
Glendale’s Urban Core setting offers dense amenities and strong day-to-day convenience for residents. The neighborhood sits in the top quartile nationally for overall amenities and features restaurant, grocery, pharmacy, and park access that score in the 92nd–100th national percentiles. For investors, this concentration of services supports leasing velocity and retention without relying on destination retail.
At the metro level, the neighborhood ranks competitively among 1,441 Los Angeles-Long Beach-Glendale neighborhoods for occupancy, and according to WDSuite’s CRE market data it has remained above national norms in recent periods. Importantly, renter concentration in the neighborhood is among the highest nationally, indicating a deep pool of renter-occupied housing units and a broad tenant base for multifamily assets.
Within a 3-mile radius, demographics show modest population softness but an increase in total households alongside smaller average household sizes. This pattern typically expands the renter pool and supports occupancy stability for well-located properties. Household incomes have been trending higher in recent years, which can underpin rent levels, while investors should still manage to affordability pressure as rents have grown faster than incomes in parts of the metro.
Vintage and property positioning: Built in 1985, the asset is newer than the neighborhood’s average vintage (late 1960s). That positioning can offer a competitive edge versus older stock, while still leaving room for targeted modernization of systems and finishes to capture value-add upside as leases roll.
Home values and affordability: The neighborhood reflects a high-cost ownership market (with home values elevated relative to income). This tends to sustain reliance on multifamily rentals and can support pricing power and lease retention, though operators should calibrate renewal strategies to rent-to-income dynamics to mitigate turnover risk.
Safety indicators compare favorably to many areas nationwide. Neighborhood-level crime performance sits above the national median, and relative to the Los Angeles-Long Beach-Glendale metro it is competitive among 1,441 neighborhoods. Property offenses have recently trended lower year over year, which is a constructive signal for day-to-day security perceptions.
That said, violent offense trends show some recent volatility. Investors should consider standard mitigations—good lighting, access control, and coordination with local patrols—to support resident confidence and retention while monitoring ongoing trend data.
Proximity to established corporate employers supports a steady commuter tenant base and aids retention. Nearby anchors include Avery Dennison, Disney, Radio Disney, Microsoft, and Reliance Steel & Aluminum.
- Avery Dennison — materials manufacturing HQ (1.3 miles) — HQ
- Disney — entertainment HQ (4.8 miles) — HQ
- Radio Disney — media offices (5.6 miles)
- Microsoft — technology offices (6.1 miles)
- Reliance Steel & Aluminum — metals & distribution HQ (6.2 miles) — HQ
835 E Lomita Ave benefits from a renter-driven neighborhood with strong amenity depth and occupancy that has held above national norms. Based on CRE market data from WDSuite, the surrounding area shows high renter concentration and competitive occupancy within the Los Angeles-Long Beach-Glendale metro, supporting leasing stability for well-managed multifamily assets.
Constructed in 1985, the property is newer than much of the local housing stock, offering relative competitiveness versus older buildings while leaving scope for selective upgrades to capture value-add upside. The high-cost ownership landscape reinforces reliance on rentals, though elevated rent-to-income dynamics warrant attentive renewal and pricing strategies.
- Renter-heavy neighborhood and competitive occupancy support demand depth
- Dense amenities (food, grocery, pharmacies, parks) aid retention and lease-up
- 1985 vintage offers edge over older stock with clear value-add pathways
- High-cost ownership market sustains rental reliance and pricing power
- Risk: elevated rent-to-income and variable safety trends call for prudent lease and operations management