330 E Dryden St · Glendale, CA 91207

$5,000,000

36 bd · 36.0 ba · 21,020 sqft · MultiFamily public records · 4 Days on market

Built 1961 0.41 ac lot Est $5192k · at est.

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +24.5/30.0
• ARV discount +9.2/15.0
• DSCR +7.9/10.0
• Schools +5.1/10.0
• 1% rule +5.0/10.0
• Appreciation +5.0/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +0.0/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 18 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Charming multi-unit opportunity in the highly sought-after Rossmoyne neighborhood of Glendale an 18-unit mid-century building (built 1961) offering approximately 21,020 sq ft on a 0.41-acre lot. A well-located asset with modern potential needs TLC and updating throughout, making this perfect for investors or an adaptive-use conversion. Glendale lifestyle & location highlights. Just 10 miles north of Downtown L. A. , inside the center of one of the safest, most community-oriented cities in the San Fernando Valley . Top-tier schools via Glendale Unified School District, known for academic excellence and cultural inclusivity. Near shopping, small boutiques, restaurants and neighborhood markets. Major attractions nearby; museum of Neon Art world class and just steps from Downtown Central Park, Alex Theatre historic and prestigious performing arts venue with 250+ annual events. Surrounded by Griffith Park, Descanso Gardens, Bird Sanctuary, and the Griffith Observatory all under 10 minutes away. Ideal for repositioning or converting to higher-end rentals or boutique condos. Building condition note: Requires modernization common areas, flooring, kitchens, electrical/plumbing systems should be updated.

Key facts

• Ample parking
• Strong tenant demand
• 0.41 acre lot

Tags

• QUIET RESIDENTIAL STREET
• NEAR DOWNTOWN GLENDALE
• NEAR THE AMERICANA AT BRAND
• NEAR GLENDALE GALLERIA
• AMPLE PARKING
• STRONG TENANT DEMAND

Property features AI

Finance

• Other: Property zoned GLR4YY; Assessor parcel number available (not shown here)
• Financial info: Gross scheduled/actual income shown as $15,000; Unit 1 actual rent reported as $15,000 and listed rent $2,500; Projected rent for Unit 1 indicated as $45,000; Total annual expenses reported as $12,592; Gross income $15,000; Gross operating income $15,000; Gross rent multiplier: 27; Vacancy rate: 10%
• HOA & community: Total of 18 units in the complex

Exterior

• Parking: Other garage type
• Security: No security features provided
• Utilities: No water, sewer, or power details provided
• Home design: Residential income property; Multi-level configuration; One building on the lot
• Construction: No construction material, roof, foundation, or year built provided
• Exterior features: Approximately 0.41-acre lot (96 x 185 dimensions); No additional exterior structures

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: One 2-bedroom unit
• Flooring: No flooring details provided
• Bathrooms: One 2.00-bath unit
• Heating & cooling: Central heat; Central cooling
• Interior features: Multi-level building
• Laundry & utility: No laundry or utility appliance details provided

What this means for you Summary

Snapshot

• This is a 18 × 2-bed/2.0-bath units multifamily listed at $5.00M.

Deal economics

• At list price, monthly cash flow is $10k ($122k/yr) — positive. Per door: $567/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($50k rent vs $5.00M).
• Cap rate 8.7% vs local median 1.9% in Glendale — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#201 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, schools B+; Watch: health & safety C-, cost of living F.
• Glendale Unified (urban): math 53% / reading 66% proficiency, ranked #81 of 517 in CA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents falling (-11.3%/yr); 28 active listings in the ZIP; high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $50,134/mo this rent would consume 509% of the median local household income ($118k/yr) (locally 873% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $35k of equity ($35k loan paydown + $50 appreciation (0.0% local appreciation)).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.0% appreciation + 0.0% rent growth), your $1.40M cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$306k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $5,000,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.00% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.75%
• DSCR: 1.39
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $5,191,940
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
330 E Dryden St	0.00mi	36/36.0	21,020 (0%)	9mo	$5,200,000	$247	93

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 5.4%
• Equity multiple: 1.25×
• Total profit: $354,535
• Equity at exit: $1,452,096

10-year hold

• IRR: 8.7%
• Equity multiple: 1.87×
• Total profit: $1,224,197
• Equity at exit: $1,745,688

Cash invested: $1,400,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 91207

• Home prices YoY: 0.0%
• Rents YoY: -11.3%
• Active inventory: 28
• Price-to-rent: 149.6×

Monthly cashflow live

• Estimated rent: $50,134 high
• Mortgage (P&I): −$26,221
• Tax from tax record: −$1,098 /mo · $13,176/yr
• Insurance: −$2,083
• HOA: −$0
• Vacancy / Maint / Mgmt: −$10,528
• Net cashflow: $10,204

Break-even live

Break-even rent $37,218

Max offer price $5,000,000

Occupancy floor 75%

18-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 18× units	2	2	$50,130
Total (18 units)			$50,134

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $1,250,000
• Closing costs: $150,000
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-15
   days on market $5,000,000 Active 4 DOM
2. 2026-06-13
   days on market $5,000,000 Active 2 DOM
3. 2026-06-13
   remarks 699-char remark
4. 2026-06-13
   listed $5,000,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $13,176 · $1,098/mo
• Projected year-2 tax: $38,000 · $3,167/mo
• Expected delta: +$24,824/yr (+$2,069/mo · 188.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $601,608
• − Mortgage interest: −$280,078
• − Property taxes: −$13,176
• − Insurance: −$25,000
• − Repairs & maintenance: −$48,129
• − Management: −$48,129
• − Depreciation: −$145,455
• Taxable income: $41,643
• Est. tax owed @ 24.0%: −$9,994
• After-tax cash flow: $112,454/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Glendale Unified
• NCES district ID: 0615240
• Math proficiency: 53% ▼ -1.00%
• Reading proficiency: 66% ▲ 2.00%
• Median HH income: $58,064
• Composite: 51.38/100
• National rank: #1733
• State rank: #81 of 517 in CA

Livability — Glendale

• Score: 72/100
• State rank: #201
• US rank: #6508

Category grades

Amenities A+ Commute A+ Cost of living F Crime C Employment B+ Housing C+ Health & safety C- User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glendale, CA
• County: Los Angeles County · 9,444,647 people
• City population: 172,545
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 10,438
• Household income: $118,116
• Rent vs Own: 48.3% rent · 51.7% own
• Severe rent burden: 873.0

Population outlook (Los Angeles County) Hauer SSP2

• Today (2025): 10,940,515 people
• By 2030: 11,256,481 · +2.9%
• By 2040: 11,729,929 · +7.2%
• By 2050: 11,948,407 · +9.2%
• By 2075: 11,818,114 · +8.0%
• By 2100: 10,842,928 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Asian 9% Two or more races 8% Hispanic / Latino 7% Native American 1%
• Hispanic origin (detail): Mexican 3% Cuban 1%
• Common ancestry: Scotch-Irish 4% Lithuanian 1% Romanian 1%
• Foreign-born: 43% · Canada, South Korea, China
• Languages at home: 44% English-only · Other Indo-European 40% Spanish 5% Korean 3%

Political lean MEDSL · Los Angeles

• 2024 margin: Solid D (+32.9) · D 64.8% · R 31.9% · Other 3.3%
• 2008→2024 swing: -7.4pp toward R · 2008: 40.4pp · 2024: 32.9pp
• All cycles: 2024: D+32.9 2020: D+44.2 2016: D+48.0 2012: D+40.0 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▬ 0.00%
• Current HPI: 421.4944
• Rent YoY: ▼ -11.28%
• Metro: Los Angeles-Long Beach-Anaheim, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+1076.5% since first listed

6 events — show timeline

• 2026-06-11 Listed $5,000,000 TheMLS
• 2025-10-03 Sold (Public Records) $5,200,000 Public Records
• 2025-10-03 Sold (MLS) $5,200,000 TheMLS
• 2025-08-07 Contingent — TheMLS
• 2025-07-25 Listed $6,350,000 TheMLS
• 1976-09-20 Sold (Public Records) $425,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $13,176 · +1.3% YoY. Source: county tax records.