Two Strong Submarkets with Different Profiles
Glendale and Burbank sit adjacent to each other in the eastern San Fernando Valley corridor, and both offer compelling fundamentals for multifamily investors. But they serve different tenant profiles and present different risk-return characteristics.
Glendale: Density and Demand
Glendale is the fourth-largest city in LA County with a population over 190,000. Its multifamily market benefits from strong demand drivers: proximity to downtown LA, a large and stable Armenian-American community with deep local roots, excellent schools, and limited new construction due to zoning constraints.
Average multifamily rents in Glendale tend to run slightly below equivalent Pasadena units but above San Fernando Valley averages. The tenant base skews toward long-term residents, which supports lower turnover but can mean slower rent growth on renewals.
Burbank: Entertainment Economy and Growth
Burbank’s economy is anchored by the entertainment industry — Warner Bros., Disney, and numerous production companies create a steady stream of well-compensated tenants. The city’s ongoing development around the Burbank Town Center and future high-speed rail station position it for significant growth.
Burbank’s multifamily market tends to attract younger professionals and entertainment industry workers willing to pay premiums for proximity to studios. This creates opportunities for amenity-driven value-add strategies that may not work as well in more traditional Glendale buildings.
Investment Considerations
Both markets benefit from strong fundamentals and limited new supply. The choice between them often comes down to investor preferences: Glendale offers stability and lower volatility, while Burbank offers potentially higher rent growth driven by employment expansion and transit-oriented development.
Highland Pacific manages multifamily assets in both cities. Call (323) 515-0826 for a market analysis specific to the properties you are evaluating.
