| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 41st | Fair |
| Amenities | 42nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 20140 Roscoe Blvd, Winnetka, CA, 91306, US |
| Region / Metro | Winnetka |
| Year of Construction | 1979 |
| Units | 38 |
| Transaction Date | 2008-03-26 |
| Transaction Price | $5,300,000 |
| Buyer | 20140 ROSCOE APTS LLC |
| Seller | PATAIL AHMEDSHAH |
20140 Roscoe Blvd, Winnetka CA Multifamily Investment
Neighborhood occupancy in the mid-90% range points to durable renter demand, according to WDSuite’s CRE market data, with elevated home values supporting lease retention for well-managed assets. This commercial real estate analysis highlights stable fundamentals at the neighborhood level rather than the property itself.
Positioned in Winnetka within the Los Angeles-Long Beach-Glendale metro, the neighborhood carries a C+ rating and Urban Core profile. Neighborhood occupancy is above national norms (69th percentile), indicating comparatively steady leasing conditions across the area rather than at the property level. Median asking rents in the neighborhood sit in the upper tiers nationally (87th percentile), signaling pricing power when product quality and operations are competitive.
Amenity access skews mixed: grocery availability is strong (90th percentile nationally), while cafes, parks, and pharmacies are comparatively sparse locally. Childcare density ranks among the best nationwide (99th percentile), which can support family-oriented renter segments. Within the metro, housing fundamentals are competitive among 1,441 Los Angeles neighborhoods (housing rank at the 34th percentile of the metro), suggesting this subarea holds its own against nearby alternatives.
Within a 3-mile radius, the renter-occupied share is approximately 56%, implying a deep tenant base and reinforcing multifamily demand. Over the last five years, local population was roughly flat, while households increased modestly, and forward-looking data indicates households are expected to expand further even as average household size trends smaller—an investor-relevant dynamic that can broaden the renter pool and support occupancy stability.
Ownership costs in the neighborhood are elevated by national standards (home values around the 93rd percentile), which generally sustains demand for rental housing and supports lease retention for competitively positioned units. Rent-to-income levels are in the upper-20% range, pointing to manageable affordability pressure that still warrants prudent lease management to balance retention and revenue growth.
Neighborhood safety indicators compare favorably at the national level, with overall crime metrics in the higher (safer) national percentiles according to CRE market data from WDSuite. Estimated violent and property offense rates have shown notable year-over-year declines, a constructive trend that can support leasing confidence and resident retention over time. These observations reflect neighborhood-level patterns rather than block-level conditions and should be evaluated alongside property-specific security measures.
Proximity to diversified employment hubs supports renter demand and commuting convenience, with nearby roles spanning insurance, life sciences, cable/telecom, and energy. The following employers anchor the local workforce and can contribute to leasing stability for workforce-oriented multifamily.
- Farmers Insurance Exchange — insurance (3.0 miles) — HQ
- Thermo Fisher Scientific — life sciences (3.1 miles)
- Charter Communications — cable/telecom (13.1 miles)
- Occidental Petroleum — energy (13.3 miles) — HQ
- Live Nation Entertainment — entertainment (14.2 miles) — HQ
Built in 1979, the asset is slightly older than the neighborhood average vintage, which can present value-add potential through targeted renovations and system upgrades. At the neighborhood level, occupancy trends are solidly above national norms and home values are elevated, reinforcing reliance on multifamily housing and supporting pricing power when execution is strong. According to CRE market data from WDSuite, neighborhood rent levels benchmark high nationally, while safety indicators have improved year over year—constructive signals for tenant retention.
Within a 3-mile radius, a majority-renter landscape and projected growth in household counts—paired with smaller household sizes—suggest a larger, more diverse tenant base over time. Operationally, a 38-unit scale can enable focused asset management, while the average unit size near 765 square feet suits workforce and small-family demand profiles. Investors should weigh amenity gaps (limited parks/cafes) and school ratings alongside the improving safety trajectory and strong employer access.
- Neighborhood occupancy above national norms supports income stability at the area level.
- Elevated ownership costs bolster rental demand and lease retention potential.
- 1979 vintage offers value-add and modernization upside with targeted capex.
- Majority-renter, 3-mile catchment and employer proximity broaden the tenant base.
- Risks: thinner lifestyle amenities and lower average school ratings may temper absorption for some segments.