| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 41st | Fair |
| Amenities | 42nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 20227 Saticoy St, Winnetka, CA, 91306, US |
| Region / Metro | Winnetka |
| Year of Construction | 2009 |
| Units | 91 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
20227 Saticoy St Winnetka Multifamily Investment, 91 Units
Newer 2009 construction in a high-cost ownership pocket supports renter demand and steady neighborhood occupancy, according to CRE market data from WDSuite.
The property’s 2009 vintage is newer than the neighborhood’s typical 1980s stock, which can provide a competitive edge on leasing while still warranting routine system updates over a long hold. Neighborhood occupancy trends sit in the upper half nationally, supporting income stability for well-managed assets. Among Los Angeles-Long Beach-Glendale’s 1,441 neighborhoods, this area’s overall rating is C+, indicating a mixed but workable baseline for workforce-oriented multifamily.
Local livability is service-oriented. Grocery access ranks strong (around the 90th percentile nationally), and childcare density is a standout (around the 99th percentile), which can aid retention for family households. Cafes, parks, and pharmacies are thinner in the immediate blocks, so amenities skew more practical than lifestyle. Average school ratings trend below national norms, which investors should consider in positioning and marketing.
Tenure patterns indicate depth for rentals: about 40% of housing units in the neighborhood are renter-occupied, a higher share than many areas nationally. In the broader 3-mile radius, recent years show modest population growth with an increase in households; forward-looking data points to smaller household sizes and additional household growth even as population levels may soften. For multifamily, that combination generally expands the tenant base and can support occupancy resilience.
Ownership remains expensive relative to incomes locally (home values trend in the low-90s percentiles nationally and value-to-income measures are elevated), which tends to sustain reliance on rental housing and can reinforce pricing power for well-located, professionally managed communities. Median contract rents in the 3-mile area have risen over the last cycle and are projected to continue trending upward, according to WDSuite’s CRE market data.
Safety indicators compare favorably at the national level, with composite crime measures landing in the upper percentiles nationwide (crime around the 80th percentile for safer outcomes). Estimated violent and property offense rates also sit in the mid-60s percentiles nationally, and recent year-over-year estimates indicate notable declines. Within the Los Angeles metro, conditions vary by neighborhood; use onsite diligence and time-of-day observations to validate fit for your renter profile.
Nearby corporate employers provide a diversified white-collar employment base that supports commuter convenience and leasing stability, including insurance, life sciences, energy, telecom, and live entertainment offices listed below.
- Farmers Insurance Exchange — insurance (2.3 miles) — HQ
- Thermo Fisher Scientific — life sciences (2.4 miles)
- Occidental Petroleum — energy (12.7 miles) — HQ
- Charter Communications — telecommunications (13.1 miles)
- Live Nation Entertainment — live entertainment (13.7 miles) — HQ
Built in 2009, 20227 Saticoy St is materially newer than much of the surrounding 1980s-era stock, offering competitive positioning on finishes, systems, and curb appeal while leaving room for targeted upgrades over time. Neighborhood occupancy trends score in the upper tiers nationally and renter concentration is meaningful, supporting a durable leasing base. Elevated ownership costs in the area further sustain reliance on multifamily, while 3-mile data shows household growth and smaller household sizes that typically expand the renter pool. According to CRE market data from WDSuite, rent levels have trended upward locally and are forecast to continue rising, which can support revenue growth for well-managed assets.
Key considerations include below-average school ratings and a practical (rather than lifestyle-heavy) amenity mix, which suggests value-forward positioning and resident experience programming may be effective. Investors should also monitor demographic and macro conditions within the Los Angeles metro, as neighborhood ratings are mixed and performance can vary block to block.
- Newer 2009 construction relative to local 1980s stock provides competitive leasing position
- Upper-half national occupancy trends and sizable renter-occupied share support income stability
- High-cost ownership market underpins multifamily demand and pricing power
- 3-mile outlook: smaller household sizes and more households enlarge the tenant base
- Risks: below-average school ratings, thinner lifestyle amenities, and mixed neighborhood ratings