| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 41st | Fair |
| Amenities | 42nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 20135 Keswick St, Winnetka, CA, 91306, US |
| Region / Metro | Winnetka |
| Year of Construction | 1986 |
| Units | 52 |
| Transaction Date | 2017-06-08 |
| Transaction Price | $13,250,000 |
| Buyer | 303WR LLC |
| Seller | 6910 KESTER LP |
20135 Keswick St, Winnetka CA Multifamily Investment
Neighborhood occupancy trends sit in the mid-90s and ownership costs are elevated for Los Angeles, supporting durable renter demand at this address, according to WDSuite’s CRE market data.
Winnetka posts a C+ neighborhood rating within the Los Angeles metro, with housing fundamentals that are stronger than headline scores suggest. Neighborhood occupancy is around the mid-90% range (neighborhood metric, not property-specific), indicating stable leasing conditions even through recent cycles. Median asking rents in the area have advanced over the past five years, while rent-to-income levels are relatively manageable for the metro, which can aid retention but may temper near-term pricing power.
Amenity access is mixed. Grocery availability scores in the top decile nationally, and childcare density ranks among the strongest nationwide, both supportive for family-oriented renters. By contrast, parks, pharmacies, and cafes are sparse locally, so on-site amenities and unit features can be meaningful differentiators in leasing.
Schools rate below the national midpoint on average, which some renters will weigh against convenience and housing quality. Still, compared with Los Angeles metro peers, the neighborhood’s housing profile is above the national median for overall housing performance, and home values sit in a high-cost ownership market. Elevated ownership costs often keep households in rental longer, reinforcing depth of the tenant base and supporting occupancy stability.
Demographic statistics are aggregated within a 3-mile radius. Recent years show modest population growth alongside a rising household count; forward-looking data points to smaller average household sizes and continued household growth even as population could soften. For investors, a growing household base with smaller households typically supports consistent multifamily demand and a wider renter pool, particularly for well-managed, mid-size properties.
Compared with Los Angeles neighborhoods, this area is competitive on safety, ranking in the stronger tier (201 out of 1,441). Nationally, its safety profile places it in the top quartile, suggesting comparatively lower reported crime versus many U.S. neighborhoods.
Recent data also indicates notable year-over-year declines in both violent and property offense rates at the neighborhood level. While safety can vary block to block, the broader trend supports resident retention and leasing stability for workforce-oriented properties.
The employment base nearby mixes insurance, life sciences, media, and energy, supporting commute convenience and a diversified renter pool from corporate and professional services roles. Key employers include Farmers Insurance Exchange, Thermo Fisher Scientific, Charter Communications, Live Nation Entertainment, and Occidental Petroleum.
- Farmers Insurance Exchange — insurance (2.4 miles) — HQ
- Thermo Fisher Scientific — life sciences (2.5 miles)
- Occidental Petroleum — energy (12.7 miles) — HQ
- Charter Communications — telecommunications (13.1 miles)
- Live Nation Entertainment — entertainment (13.6 miles) — HQ
Built in 1986, this 52-unit property is slightly newer than the area’s average vintage, offering a competitive footing versus older stock while still leaving room for targeted modernization to lift rents and reduce capex uncertainty. The neighborhood shows mid-90% occupancy (neighborhood metric), a high-cost ownership landscape, and steady five-year rent gains — a combination that supports durable tenant demand and consistent cash flow potential.
Within a 3-mile radius, household counts have been rising and are projected to expand further as average household size trends smaller, which generally broadens the renter pool and supports occupancy stability. At the same time, rent levels relative to income remain manageable for many cohorts, aiding retention; according to CRE market data from WDSuite, the area’s housing fundamentals benchmark above national medians even if amenities are uneven and schools trend below average.
- Slightly newer 1986 vintage offers competitive positioning with value-add upside via selective renovations
- Mid-90% neighborhood occupancy and high-cost ownership market underpin stable renter demand
- 3-mile household growth and smaller household sizes support a wider tenant base and leasing resilience
- Manageable rent-to-income dynamics favor retention and steady performance
- Risks: softer amenity coverage and below-average school ratings may moderate rent premiums; monitor forward population trends