| 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 CA Multifamily Investment
Neighborhood multifamily occupancy trends are in the upper third nationally, supporting stable leasing conditions according to WDSuite’s CRE market data. Elevated ownership costs in Los Angeles County reinforce renter reliance, positioning this asset for consistent demand at the submarket level.
Located in Winnetka within the Los Angeles metro, the property sits in a neighborhood rated C+ with occupancy levels above the national median and competitive NOI per unit (both measured at the neighborhood level, not the property). The area’s renter-occupied share is meaningful for multifamily demand, and within a 3-mile radius demographics show a larger renter pool than the immediate neighborhood, indicating broader leasing depth for nearby assets.
The property’s 2009 vintage is newer than the neighborhood’s average vintage (1982). That relative youth can reduce near-term capital expenditures and support competitive positioning versus older stock, while still leaving room for targeted modernization to drive rent premiums over time.
Everyday needs are accessible: grocery availability scores well versus national peers, while parks and cafes are thinner locally. Average school ratings trend below national medians; operators should emphasize unit quality and convenience to offset amenity gaps when marketing to family renters.
Within a 3-mile radius, recent population growth has been modest, and households have increased, pointing to smaller household sizes and a broader base of prospective renters. Neighborhood rents have trended upward over the last five years and sit high relative to national peers, yet rent-to-income near 28% indicates manageable affordability pressure that can support retention and steady occupancy. Elevated home values in the area, common for Los Angeles, tend to sustain multifamily demand and reduce move-outs to ownership, based on commercial real estate analysis from WDSuite.
Safety indicators for the neighborhood compare favorably to national norms, with overall crime measures in the higher national percentiles (safer relative to many U.S. neighborhoods). Recent year-over-year trends show notable decreases in both violent and property offense rates. Within the Los Angeles-Long Beach-Glendale metro (1,441 neighborhoods), this area performs above the metro median, supporting day-to-day livability and renter retention without making block-level claims.
Proximity to a diversified employment base supports workforce housing demand and commute convenience for renters. Key nearby employers include insurance, life sciences, energy, media, and infrastructure firms noted 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 (13.2 miles)
- Live Nation Entertainment — media & entertainment (13.7 miles) — HQ
20227 Saticoy St is a 91-unit asset built in 2009, offering a newer profile than much of the surrounding stock. Neighborhood-level occupancy trends sit above national medians, and the 3-mile catchment shows a larger renter pool, supporting demand depth and lease-up durability. Elevated home values relative to incomes in Los Angeles indicate a high-cost ownership market, which typically sustains renter reliance on multifamily housing. According to CRE market data from WDSuite, neighborhood rents have grown meaningfully over the last five years while rent-to-income around 28% suggests manageable affordability pressure that can support retention.
Forward-looking demographics within 3 miles point to continued household growth even as average household size trends lower, implying more households competing for units. Operators can leverage the property’s relative youth for competitive positioning while planning selective upgrades to capture premiums against older comparables.
- 2009 vintage offers competitive positioning versus older neighborhood stock with potential for targeted value-add
- Neighborhood occupancy above national medians supports stable collections and lower downtime
- 3-mile renter base and rising rents underpin demand and pricing power
- High-cost ownership market in Los Angeles reinforces multifamily demand and lease retention
- Risks: thinner park/cafe amenities and below-median school ratings may temper family appeal; monitor forecast population softness