| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 37th | Fair |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 20311 Sherman Way, Winnetka, CA, 91306, US |
| Region / Metro | Winnetka |
| Year of Construction | 1976 |
| Units | 71 |
| Transaction Date | 2011-11-07 |
| Transaction Price | $7,800,000 |
| Buyer | 4400 TROUP HIGHWAY PARTNERSHIP LP |
| Seller | IFT PROPERTIES LLC |
20311 Sherman Way, Winnetka CA Multifamily Investment
Stabilized renter demand in Winnetka supports consistent operations, with neighborhood occupancy tracking in the upper tier nationally, according to WDSuite’s CRE market data. This location offers everyday convenience and diversified tenant depth across the San Fernando Valley.
The surrounding neighborhood rates B+ and is competitive among Los Angeles-Long Beach-Glendale neighborhoods (ranked 452 out of 1,441), signaling balanced fundamentals for workforce and mid-market renters. Amenity access is strong—grocers, pharmacies, and restaurants cluster nearby—placing the area in the top quartile among 1,441 metro neighborhoods for amenity density and above the national average for daily needs.
Renter-occupied housing concentration is approximately 57%, indicating a deep tenant base that supports leasing velocity and renewal prospects. Neighborhood occupancy is 96.8% and sits in the top quartile nationally, which points to stable absorption and limited frictional vacancy for similar assets.
Within a 3-mile radius, households increased by roughly 4.7% over five years while population was essentially flat, creating a larger household count alongside smaller average household size—conditions that typically expand the renter pool and support occupancy stability. Forecasts call for further growth in households and a lower average household size by 2028, reinforcing depth for studios and smaller two-bedroom product. Median incomes have risen, and rent levels have followed; investors should monitor rent-to-income and retention while leveraging sustained demand.
Elevated home values in the area and a value-to-income ratio in the higher national percentiles suggest a high-cost ownership market, which tends to reinforce reliance on multifamily rentals and support pricing power when managed carefully. Notably, park access is limited locally and school ratings trend below national averages—factors to consider for family-oriented positioning—but the broader amenity set and proximity to employment help offset these constraints for many renter cohorts.
Neighborhood safety indicators compare favorably at the national level, with overall crime metrics positioned above the U.S. average for safety. Violent offense measures also track better than national norms, supporting day-to-day livability for residents.
Recent year-over-year trends show substantial declines in estimated property and violent offenses, indicating improving conditions versus the prior year. While safety can vary by corridor and over time, the directional improvement and above-average national positioning provide a constructive backdrop for tenant retention and leasing stability.
Nearby corporate offices provide a diversified employment base that underpins renter demand and commute convenience for workforce households, including insurance, life sciences, energy, telecom, and engineering employers listed below.
- Farmers Insurance Exchange — insurance (1.9 miles) — HQ
- Thermo Fisher Scientific — life sciences (1.9 miles)
- Occidental Petroleum — energy (12.4 miles) — HQ
- Charter Communications — telecom (13.2 miles)
- AECOM — engineering & professional services (13.4 miles) — HQ
This 71-unit asset benefits from a neighborhood with top-quartile national occupancy and a renter-occupied housing share around 57%, supporting a broad tenant base and steady renewal potential. Within a 3-mile radius, household growth outpaced population growth over the last five years and is projected to continue as average household size trends lower, a setup that typically expands the renter pool for smaller floor plans and supports occupancy stability.
Elevated home values relative to incomes indicate a high-cost ownership market, which tends to sustain multifamily demand and pricing power when paired with disciplined lease management. Based on CRE market data from WDSuite, local rents track at higher national percentiles, while neighborhood NOI per unit also sits in the upper tier, suggesting room for value capture alongside vigilant attention to affordability pressure and competitive positioning.
- Deep renter base and top-quartile neighborhood occupancy support leasing stability and renewals.
- Household growth and smaller household sizes within 3 miles point to sustained demand for smaller units.
- High-cost ownership environment reinforces multifamily reliance and potential pricing power.
- Nearby corporate employers broaden the commuter tenant base and aid retention.
- Risks: limited park access and lower school ratings may temper family demand; monitor rent-to-income levels to manage retention.