| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 37th | Fair |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 20200 Leadwell St, Winnetka, CA, 91306, US |
| Region / Metro | Winnetka |
| Year of Construction | 1976 |
| Units | 54 |
| Transaction Date | 2014-02-10 |
| Transaction Price | $5,620,056 |
| Buyer | WELLLEAD LLC |
| Seller | 8331 CEDROS LLC |
20200 Leadwell St Winnetka Multifamily Investment
Strong renter demand and a high neighborhood occupancy backdrop support income stability, according to WDSuite s CRE market data. The property s Urban Core location offers everyday convenience that can aid leasing and retention.
Located in Winnetka within the Los Angeles-Long Beach-Glendale metro, the neighborhood scores in the top quartile nationally for everyday amenities, with dense access to grocery, restaurant, cafe, childcare, and pharmacy options. It functions as an Urban Core setting where renters can meet daily needs close to home; however, park access is limited, which is a consideration for outdoor-focused residents.
For investors, local operating dynamics are favorable: neighborhood occupancy is in the top quartile nationally and competitive among Los Angeles-Long Beach-Glendale neighborhoods (ranked 456 out of 1,441 metro neighborhoods). A renter-occupied share around the upper half of the market (56.9% of housing units renter-occupied) indicates a deeper tenant base to support leasing. Neighborhood-level average NOI per unit ranks in the upper tier nationally as well, signaling historically resilient income performance in this part of the metro.
Demographic statistics aggregated within a 3-mile radius show modest population growth over the past five years alongside an increase in households, expanding the potential renter pool. Forecasts point to softer population totals but continued growth in household counts, implying smaller household sizes and continued support for multifamily demand and occupancy stability at the neighborhood level.
Ownership costs are elevated relative to incomes (home values and value-to-income metrics rank near the top nationally), a typical pattern in Los Angeles that tends to reinforce reliance on rental housing. While rent levels are also high for the region, effective lease management can mitigate affordability pressure and support retention where value and convenience are clear.
Safety trends are relatively favorable in a metro context: the neighborhood s crime rank (209 out of 1,441 Los Angeles-Long Beach-Glendale neighborhoods) places it among the stronger segments of the metro and in the top quartile nationally for overall safety. Recent data also indicates substantial year-over-year declines in both property and violent offense rates, which, while not a guarantee of future conditions, can support renter sentiment and stability.
Nearby corporate offices in insurance, life sciences, energy, media, and telecom provide a broad employment base that supports renter demand and commute convenience for workforce tenants.
- Farmers Insurance Exchange — insurance (2.1 miles) — HQ
- Thermo Fisher Scientific — life sciences (2.1 miles)
- Occidental Petroleum — energy (12.4 miles) — HQ
- Charter Communications — telecom (13.1 miles)
- Live Nation Entertainment — entertainment (13.4 miles) — HQ
This 54-unit property (average unit size ~510 sq. ft.) was built in 1976, a vintage that often benefits from value-add and systems modernization to elevate competitive standing versus newer stock. Neighborhood fundamentals are supportive: occupancy is strong at the neighborhood level, renter concentration is elevated, and amenity access is robust, which together underpin leasing and retention. High ownership costs in the area continue to sustain multifamily demand by expanding the tenant pool relative to for-sale options.
Based on commercial real estate analysis from WDSuite, 3-mile trends show household growth outpacing population growth historically, and forecasts indicate further household gains even if population softens a pattern that can favor multifamily absorption. Investors should account for targeted capital plans given the 1970s vintage and manage rent-to-income sensitivity to preserve pricing power while maintaining occupancy stability.
- Strong neighborhood occupancy and elevated renter concentration support a deep tenant base and leasing stability.
- Urban Core location with top-quartile national amenity access aids daily convenience and retention.
- 1976 vintage offers value-add and systems-upgrade pathways to enhance competitiveness versus newer stock.
- High-cost ownership market in Los Angeles supports sustained rental demand and potential pricing power.
- Risks: limited park access, below-average school ratings, and affordability pressure require careful lease and capital management.