Glassell Park, Glendale: A Walkable, Family-Centered Neighborhood
An established northeast LA community blending walkability, solid schools, and suburban affordability within Glendale.
About Glassell Park in Glendale
Glassell Park is a mature residential neighborhood in northeast Glendale that appeals to families, first-time buyers, and those seeking suburban comfort without sacrificing walkability. With a median home value of $933k and a walk score of 68, the area balances car-dependent practicality with accessible local amenities. The neighborhood's 45.5% married-couple households and median age of 41 reflect a settled, family-oriented demographic that has grown here over decades.
Real Estate Market in Glassell Park
| Median home price | $933k |
|---|---|
| Year over year change | Stable to modest appreciation |
| Price per sq ft | $550-$650 |
| Median rent | $1,970 |
| Typical days on market | 18-25 days |
| Buyer competition | Moderate |
| Walk Score | 68 |
| Transit Score | 41 |
| Bike Score | 32 |
Glassell Park home values track slightly below Glendale's median ($992k), offering modest pricing relief while maintaining neighborhood quality and school access. Rental inventory averages $1,970 monthly, supporting a healthy 56.8% owner-occupancy rate.
Glassell Park attracts serious family buyers and investors; clean, updated homes in good school zones move quickly. Expect competitive offers on properties near Delevan Drive Elementary or Renaissance Arts Academy boundaries. Sellers often accept reasonable inspection contingencies and shorter close timelines.
Who Thrives in Glassell Park
Additionally, glassell Park offers entry-level pricing relative to comparable LA neighborhoods, solid schools, and a stable ownership community ideal for building equity.
Additionally, the neighborhood's family infrastructure—top-rated elementary schools, parks like Glassell Park Recreation Center, and child-friendly amenities—makes it a natural choice for households with school-age children.
Additionally, stable rental demand and owner-occupancy rates support long-term appreciation; the area's established character attracts buy-and-hold investors seeking LA County exposure without boom-cycle volatility.
While transit options are limited (score 41), the 16.8% work-from-home rate and modest commute pressures suit those with flexibility; walkable coffee shops like Habitat Coffee and Hilltop Coffee + Kitchen provide daytime anchors.
Additionally, glassell Park's mature demographic, senior services at Glassell Park Senior Citizen Center, and low-stress suburban environment appeal to downsizers and active retirees seeking LA County community without downtown noise.
Property Types in Glassell Park
The core of Glassell Park; typically 1950s-1980s construction with yards, often updated kitchens and bathrooms.
Investor-friendly conversion and original builds; steady rental income supports portfolio strategies.
Smaller footprint options near Verdugo Avenue; appeal to downsizers and first-time buyers.
Living in Glassell Park, Glendale
Daily life in Glassell Park reflects a quiet, suburban rhythm anchored by school calendars and weekend parks. The neighborhood's 68 walk score means corner markets like Super King and Luzon Food Mart are accessible on foot, while restaurants such as Angel's Tijuana Tacos and Lemon Poppy Kitchen serve the community. Recreation centers, fitness options like LAKO Boxing Gym and Nela Athletics, and family-friendly parks (Loma Lada Community Park, Jessica Triangle) create a self-contained ecosystem that many residents never leave for daily needs.
- Happy Donut · 11 min walk
- La Esquina Restaurant 2 · 12 min walk
- Lemon Poppy Kitchen · 12 min walk
- Angel's Tijuana Tacos · 13 min walk
- The Highland Cafe · 17 min walk
- Habitat Coffee · 7 min walk
- Starbucks · 13 min walk
- Hilltop Coffee + Kitchen · 14 min walk
- Pho District Cafe · 19 min walk
- Starbucks · 19 min walk
- Glassell Park Recreation Center · 5 min walk
- Loma Lada Community Park · 15 min walk
- Jessica Triangle · 22 min walk
- Cleland Avenue Bicentennial Park · 25 min walk
- Juntos Family Park · 26 min walk
- Luzon Food Mart · 23 min walk
- Super King · 24 min walk
- Super A · 25 min walk
- Just What I Kneaded · 32 min walk
- re_ grocery · 36 min walk
- Glassell Park Senior Citizen Center · 6 min walk
- LAKO Boxing Gym · 20 min walk
- Nela Athletics · 29 min walk
- Culley Athletic Facility · 30 min walk
- Jack Kemp Stadium · 31 min walk
- Calvary Auditorium · 33 min walk
- Forest Lawn Museum · 33 min walk
- Streamline Moderne gas station · 35 min walk
- The Goldfish · 36 min walk
Annual events: Glendale Chalk Festival (spring), Glendale Public Library summer programs, Glassell Park Recreation Center seasonal activities
Schools Near Glassell Park, Glendale
Additionally, glassell Park's school reputation anchors buyer interest; Delevan Drive Elementary (score 70) ranks among the district's top performers and serves much of the neighborhood. Renaissance Arts Academy (score 67, KG-12) offers an arts-focused alternative for families seeking specialized curriculum.
Elementary Schools
School Score 70 with 72% math and 68% reading proficiency
Proximitii 2026School Score 34.5 with 37% math and 32% reading proficiency
Proximitii 2026School Score 32 with 27% math and 37% reading proficiency
Proximitii 2026School Score 29.5 with 22% math and 37% reading proficiency
Proximitii 2026Middle Schools
School Score 51 with 42% math and 60% reading proficiency
Proximitii 2026School Score 43.5 with 41% math and 46% reading proficiency
Proximitii 2026School Score 31.5 with 24% math and 39% reading proficiency
Proximitii 2026High Schools
School Score 67 with 56% math and 78% reading proficiency
Proximitii 2026School Score 59.5 with 37% math and 82% reading proficiency
Proximitii 2026School Score 59.5 with 42% math and 77% reading proficiency
Proximitii 2026School Score 44.5 with 32% math and 57% reading proficiency
Proximitii 2026Private Schools Nearby
- St Bernard Elementary School (KG-8) — 14-minute walk
- Montessori Children'S World (PK-KG) — 18-minute walk
Feeder pattern: Elementary students typically feed to Washington Irving Mid School (score 43.5) or Isana Octavia Academy (score 51), with high school options including Alliance Leichtman-Levine Environmental Science High (score 59.5) and Alliance Tennenbaum Technology High (score 59.5).
Source: Proximitii 2026
Commute from Glassell Park
Additionally, glassell Park's 68.4% drive-to-work rate reflects car-dependent suburban reality; most residents own vehicles and commute along Eagle Rock Boulevard or Verdugo Avenue. Transit exists but requires patience; the area's transit score of 41 limits public-option appeal.
Additionally, metro bus routes serve Eagle Rock and Verdugo corridors; bike score 32 indicates minimal cycling infrastructure, making car ownership nearly essential.
Neighborhoods Near Glassell Park
Not sure Glassell Park is the right fit? Compare these nearby neighborhoods.
Frequently Asked Questions about Glassell Park
What is the average home price in Glassell Park, Glendale?
The median home value in Glassell Park is $933,000, approximately $59,000 below Glendale's citywide median of $992,000. Additionally, most single-family homes range from $850,000 to $1.2 million depending on size, condition, and proximity to top-rated schools. Rental inventory averages $1,970 monthly, making the neighborhood accessible to both buyers and renters seeking quality without extreme pricing.
Is Glassell Park a good place to live?
Yes, especially for families and first-time buyers. The neighborhood combines established infrastructure, solid schools (Delevan Drive Elementary scores 70), a walk score of 68, and a median household income of $91,252 that reflects stability and purchasing power. Trade-offs include car dependency and limited transit (score 41), which are standard for northeast LA suburbs.
What are the best schools in Glassell Park?
Delevan Drive Elementary (score 70, KG-6) is the neighborhood's flagship, feeding into Washington Irving Mid School Math Music and Engineering Magnet (score 43.5, 6-8). Additionally, for families seeking alternative paths, Renaissance Arts Academy (score 67, KG-12) offers arts integration and strong college placement. High school options include Alliance Leichtman-Levine Environmental Science High and Alliance Tennenbaum Technology High, both scoring 59.5.
Is Glassell Park safe?
Yes; Glassell Park maintains crime rates in line with or below northeast LA averages. Additionally, the neighborhood's 45.5% married-couple households, median age 41, and 56.8% owner-occupancy reflect family stability and neighborhood investment. Emergency services (Fire Station 55, Fire Station 50) provide robust coverage.
Who should consider buying in Glassell Park?
Glassell Park suits families prioritizing good schools, first-time buyers seeking affordable entry into LA County, and established professionals who value suburban calm. The neighborhood also appeals to buy-and-hold investors capitalizing on stable rental demand and long-term appreciation. Single professionals or those requiring frequent urban access may find the car-dependent layout and limited nightlife less ideal.
What amenities and local restaurants does Glassell Park offer?
Daily needs are well served: Super King and Luzon Food Mart provide grocery access, while Habitat Coffee, Hilltop Coffee + Kitchen, and Pho District Cafe anchor casual gathering. For dining, Angel's Tijuana Tacos, Lemon Poppy Kitchen, and The Highland Cafe reflect the neighborhood's diversity. Recreation centers, LAKO Boxing Gym, and nearby parks (Loma Lada Community Park, Glassell Park Recreation Center) support active lifestyles without leaving the area.
Where this Glassell Park data comes from
Numbers throughout this guide come from public, authoritative sources. Additionally, walk and transit scores come from Walk Score, neighborhood boundaries and POI data from OpenStreetMap and Proximitii, and parent-city demographics from the U.S. Census Bureau.
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