| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 37th | Fair |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 20211 Sherman Way, Winnetka, CA, 91306, US |
| Region / Metro | Winnetka |
| Year of Construction | 1976 |
| Units | 102 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
20211 Sherman Way Winnetka Multifamily Investment
This 102-unit property benefits from strong neighborhood-level occupancy at 96.8% and renter-dominated housing tenure at 56.9%. Commercial real estate analysis indicates stable fundamentals in a market where median rents have increased 58% over five years according to WDSuite's CRE market data.
The Winnetka neighborhood ranks above metro median among 1,441 Los Angeles metro neighborhoods, with strong amenity density that supports tenant retention. Grocery stores, cafes, and childcare facilities significantly exceed national averages, ranking in the 94th to 96th percentiles nationwide. The area's restaurant density ranks in the 95th percentile nationally, contributing to walkable appeal for renters.
Demographics within a 3-mile radius show household growth of 4.6% over five years, with projections indicating continued expansion through 2028. The rental market comprises 58.3% of housing units, creating a substantial tenant base. Median household income of $84,304 has grown 33.7% over five years, supporting rent growth potential as residents experience improving income trajectories.
Built in 1976, this property aligns with the neighborhood's average construction year of 1974, minimizing obsolescence risk while offering value-add renovation opportunities typical of properties from this era. Neighborhood-level occupancy trends remain strong at 96.8%, reflecting stable demand dynamics. Contract rents averaging $1,903 provide competitive positioning, with five-year rent growth of 58.4% demonstrating the market's pricing power.
Home values averaging $626,783 have appreciated 37.4% over five years, creating affordability challenges for potential buyers that can support rental demand. The high value-to-income ratio indicates that homeownership remains out of reach for many households, potentially keeping renters in the market longer and supporting occupancy stability.
The neighborhood demonstrates improving safety trends that support tenant appeal and retention. Crime rates rank in the top quartile among Los Angeles metro neighborhoods, with the area ranking 209th out of 1,441 neighborhoods and achieving the 81st percentile nationally for safety.
Recent crime data shows significant improvement, with property offense rates declining 76.2% year-over-year and violent offense rates dropping 96.2%. These downward trends rank in the 97th and 100th percentiles nationally respectively, indicating the area is experiencing substantially better safety improvements compared to most neighborhoods nationwide. While absolute crime levels require ongoing monitoring, the trajectory suggests strengthening fundamentals that can support stable occupancy and renewal rates.
The property benefits from proximity to major corporate employers that provide workforce housing demand, with several Fortune 500 companies and industry leaders within commuting distance.
- Thermo Fisher Scientific — life sciences & biotechnology (1.9 miles)
- Farmers Insurance Exchange — insurance services (2.0 miles) — HQ
- Thermo Fisher Scientific — life sciences & biotechnology (3.3 miles)
- Occidental Petroleum — energy & oil services (12.3 miles) — HQ
- AECOM — engineering & construction (13.3 miles) — HQ
This 102-unit Winnetka property offers compelling fundamentals driven by strong neighborhood-level occupancy of 96.8% and a renter-dominated market at 56.9% rental tenure. The 1976 construction year positions the asset for targeted value-add improvements while maintaining competitive positioning within the neighborhood's building stock. Demographic growth within a 3-mile radius, including 4.6% household expansion and projected continued growth through 2028, supports expanding tenant demand.
Income growth trends strengthen the investment case, with median household income rising 33.7% over five years to $84,304, according to CRE market data from WDSuite. High home values relative to income create affordability barriers for ownership, potentially extending rental tenure and supporting occupancy stability. The neighborhood's strong amenity density and improving safety trends provide additional tenant retention advantages.
- Neighborhood occupancy at 96.8% indicates strong rental demand fundamentals
- Renter-dominated market at 56.9% provides substantial tenant base
- Income growth of 33.7% over five years supports rent growth potential
- Value-add renovation opportunities typical of 1976 vintage properties
- Risk: School ratings below metro average may limit family tenant appeal