| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 52nd | Fair |
| Amenities | 56th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 435 W Gladstone St, Glendora, CA, 91740, US |
| Region / Metro | Glendora |
| Year of Construction | 1986 |
| Units | 72 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
435 W Gladstone St, Glendora CA Multifamily Investment
Neighborhood fundamentals point to durable renter demand and high occupancy, according to WDSuite’s CRE market data, with strong schools and an ownership-leaning housing mix supporting stability for a 72-unit asset. Positioning focuses on steady cash flow potential with measured upside from modernization rather than lease-up risk.
This Inner Suburb pocket of Glendora shows resilient operating metrics for multifamily. Neighborhood occupancy trends sit in the upper tier nationally, and net operating income per unit ranks among the strongest cohorts, based on CRE market data from WDSuite. The area skews more owner-occupied, with renter-occupied share around one-third, which typically supports steadier tenant profiles and retention for well-managed properties.
Livability is a notable advantage. Average school ratings are in the top quartile nationally, a differentiator for family-oriented renters seeking stability. Daily conveniences are competitive for the metro, with strong access to restaurants (high national percentile), groceries, pharmacies, and childcare. However, dedicated parks and cafe density are limited within the neighborhood, which places a premium on on-site amenities and proximity to broader Glendora offerings.
Demographic statistics aggregated within a 3-mile radius indicate households have grown in recent years and are projected to continue increasing even as average household size trends lower. This shift generally expands the renter pool and supports occupancy stability. Median household incomes have risen materially, while contract rents remain aligned with local earnings, helping mitigate affordability pressure and supporting lease retention.
For context on competitive positioning, the property’s 1986 vintage is newer than the neighborhood’s average construction year. That relative youth can reduce near-term capital intensity versus older stock, while still leaving room for targeted value-add—kitchens, baths, and systems modernization—to strengthen rent positioning against comparable inventory across the Los Angeles metro.
Safety indicators are comparatively favorable versus many Los Angeles metro areas. The neighborhood performs above the national midpoint on overall crime and sits above the metro median among 1,441 Los Angeles–area neighborhoods. Recent trend data also shows meaningful improvements year over year.
Violent offense metrics are slightly better than national norms, and estimated property offenses have declined sharply over the past year. While no submarket is immune to fluctuation, the combination of above-median standing in the metro and improving trends suggests a supportive backdrop for renter demand and retention.
Proximity to diversified employers underpins renter demand and commute convenience, with a mix of energy, logistics, utility, waste services, and aerospace/industrial roles represented nearby.
- Chevron — energy (9.5 miles)
- Ryder Vehicle Sales — logistics & fleet sales (10.2 miles)
- Edison International — electric utility (12.7 miles) — HQ
- Waste Management — waste services (13.1 miles)
- United Technologies — aerospace/industrial (14.0 miles)
The 72-unit asset at 435 W Gladstone St benefits from high neighborhood occupancy, strong average NOI per unit, and an ownership-leaning housing mix that typically supports lease stability. Elevated home values in the area reinforce reliance on multifamily, while rent levels remain broadly supportable relative to local incomes—factors that help sustain tenant retention and predictable cash flow. According to CRE market data from WDSuite, schools test in the top quartile nationally, which strengthens demand from family renters.
Built in 1986, the property is newer than the neighborhood’s average vintage, offering a competitive edge versus older stock while still presenting value-add potential through targeted interior updates and system upgrades. Near-term risk centers on limited nearby park and cafe density and a renter share that is lower than some urban submarkets, which can temper lease-up velocity; however, household growth within a 3-mile radius and rising incomes support a steady renter pipeline.
- High neighborhood occupancy and strong per-unit NOI support income stability
- Elevated ownership costs sustain rental demand and retention potential
- 1986 vintage offers competitive positioning with clear value-add pathways
- Risk: limited park/cafe density and lower renter concentration may moderate lease-up pace