| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 38th | Fair |
| Amenities | 43rd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 19945 Roscoe Blvd, Winnetka, CA, 91306, US |
| Region / Metro | Winnetka |
| Year of Construction | 1977 |
| Units | 22 |
| Transaction Date | 2010-09-08 |
| Transaction Price | $1,675,000 |
| Buyer | ROSCOE NORTH LLC |
| Seller | CARLETOS THOMAS |
19945 Roscoe Blvd Winnetka Multifamily Opportunity
Neighborhood occupancy remains steady and competitive versus the Los Angeles metro, according to WDSuite’s CRE market data, supporting durable cash flow potential for a 22-unit asset. In a high-cost ownership market, this location favors renter demand and lease retention.
The property sits in Winnetka within the Los Angeles-Long Beach-Glendale metro, where neighborhood occupancy is competitive among Los Angeles-Long Beach-Glendale neighborhoods (ranked 433 out of 1,441) and in the top quintile nationally. That backdrop supports leasing stability and reduces downtime risk relative to weaker submarkets.
Daily needs and dining are a relative strength: restaurant and cafe density track in the low-90s national percentiles, and grocery access trends above the national average. However, park, childcare, and pharmacy counts are thin locally, so residents may rely on nearby districts for those services—an operational consideration for marketing and tenant retention.
Home values in the neighborhood sit in the mid-90s national percentile and the value-to-income ratio trends similarly high. In investor terms, this is a high-cost ownership environment that tends to reinforce reliance on multifamily housing and can support pricing power, while the neighborhood rent-to-income ratio near the low-20% range points to manageable affordability pressure that can aid renewals.
Schools rate below national norms on average, which may temper appeal for some family renters. Vintage also matters: the asset’s 1977 construction is older than the neighborhood’s average 1985 stock, suggesting capital planning for systems, interiors, and common areas—and potential value-add upside relative to newer competitors if renovations are executed thoughtfully.
Three-mile demographics indicate a sizable renter pool (about 56% of housing units are renter-occupied) with households increasing over the past five years and projected to expand further even as average household size trends lower. This points to more households—and more renters—entering the market, which can support occupancy and absorption for well-positioned units.
Safety indicators compare favorably at the national level, with the neighborhood in roughly the upper quartile nationwide. According to CRE market data from WDSuite, estimated violent and property offense rates have shown meaningful year-over-year declines locally, which supports resident retention and leasing narratives. Conditions can vary block to block in urban Los Angeles, so prudent investors typically underwrite with localized management practices rather than relying solely on regional averages.
Proximity to diverse employers underpins renter demand, combining insurance, life sciences, telecom, energy, and media roles that broaden the tenant base and support retention. The employers below reflect realistic commute times for workforce and professional renters.
- Farmers Insurance Exchange — insurance (3.1 miles) — HQ
- Thermo Fisher Scientific — life sciences (3.3 miles)
- Charter Communications — telecom (12.9 miles)
- Occidental Petroleum — energy (13.2 miles) — HQ
- Radio Disney — media & entertainment (13.8 miles)
19945 Roscoe Blvd offers a 22-unit footprint positioned in a Los Angeles neighborhood with occupancy that is competitive within the metro and strong nationally, supporting cash flow durability. High home values and elevated value-to-income metrics point to a high-cost ownership market that sustains multifamily demand and pricing power, while neighborhood rent-to-income near the low-20% range supports renewal strategies. According to CRE market data from WDSuite, restaurant and cafe density outperforms national norms, adding lifestyle appeal despite thinner park, childcare, and pharmacy options.
Built in 1977, the property is older than nearby 1980s-vintage averages—an important flag for capital planning but also a pathway for value-add through targeted renovations and systems upgrades. Within a 3-mile radius, households have grown and are projected to expand further as average household size declines, suggesting a larger tenant base and continued support for occupancy and absorption for appropriately positioned units.
- Competitive neighborhood occupancy supports leasing stability versus metro peers
- High-cost ownership market reinforces renter reliance and potential pricing power
- 1977 vintage presents value-add potential through interior and systems upgrades
- 3-mile renter concentration and projected household growth expand the tenant base
- Watchouts: lower average school ratings and limited nearby parks/childcare/pharmacies may require tailored leasing and amenity strategies