| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 37th | Fair |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 20316 Saticoy St, Winnetka, CA, 91306, US |
| Region / Metro | Winnetka |
| Year of Construction | 1986 |
| Units | 47 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
20316 Saticoy St Winnetka Multifamily Investment Outlook
Occupancy in the surrounding neighborhood has held firm with competitive standing in the Los Angeles metro, according to WDSuite’s CRE market data, pointing to steady renter demand for a 47-unit asset.
Neighborhood & Demand Drivers
Winnetka’s Urban Core setting shows solid day-to-day convenience: grocery, restaurant, cafe, and pharmacy densities rank in the higher tiers nationally, supporting resident retention and lease stability. Within the Los Angeles-Long Beach-Glendale metro (1,441 neighborhoods), the area’s overall standing is competitive among Los Angeles neighborhoods, and amenity access trends in the top quartile nationally.
Renter concentration is substantial, with about 57% of housing units renter-occupied in the neighborhood (high nationally). This depth of renter households supports multifamily demand and helps buffer occupancy through cycles. Neighborhood occupancy is strong and ranks above the national average, also competitive among Los Angeles neighborhoods, which is favorable for maintaining stabilized operations.
The property’s 1986 vintage is newer than the neighborhood’s typical 1970s housing stock. That positioning can be a competitive advantage versus older assets, while still leaving room for targeted modernization of unit finishes and building systems to sharpen leasing performance.
Within a 3-mile radius, recent years show modest population growth alongside rising household counts, and forward-looking data indicates households are expected to continue increasing as average household size trends lower by 2028. For investors, that combination points to a larger tenant base over time and supports occupancy stability even if population growth moderates.
Home values in the neighborhood are elevated for the region, and median asking rents sit in the higher national brackets. In practice, the high-cost ownership market tends to reinforce reliance on rental housing and can support pricing power, while the rent-to-income profile suggests monitoring affordability pressure and lease management to sustain retention.
One trade-off: park access ranks at the bottom of local comparisons, and average school ratings are below metro norms, which may weigh on appeal for some family renters. That said, the broader amenity mix and employment access often offset these factors for a large share of renter households.
Safety Context
Based on neighborhood benchmarks, this area performs above the national average for safety, with a national standing in the upper tiers and a competitive position among 1,441 Los Angeles metro neighborhoods. For CRE investors, that relative positioning can support renter demand and lease retention.
Recent trends point to noticeable declines in both violent and property offenses on a one-year basis. While block-level conditions can vary and no neighborhood is risk-free, the directional improvement is a constructive signal for long-term operations.
Anchor Employers & Commute Access
Nearby employment includes insurance, life sciences, and entertainment headquarters and offices that broaden the renter pool and support leasing stability: Farmers Insurance, Thermo Fisher Scientific, Occidental Petroleum, Live Nation Entertainment, and AECOM.
- Farmers Insurance Exchange — insurance (2.2 miles) — HQ
- Thermo Fisher Scientific — life sciences (2.3 miles)
- Occidental Petroleum — energy (12.8 miles) — HQ
- Live Nation Entertainment — entertainment (13.7 miles) — HQ
- AECOM — engineering & infrastructure (13.8 miles) — HQ
Investment Thesis
This 47-unit 1986 asset sits in a renter-heavy Urban Core neighborhood where occupancy is competitive among Los Angeles neighborhoods and above national norms. Elevated home values and high-cost ownership dynamics reinforce reliance on rental housing, while the local amenity base supports retention. According to CRE market data from WDSuite, neighborhood rent levels and occupancy trends suggest stable cash flow potential with room to refine positioning through selective upgrades.
Demographics aggregated within a 3-mile radius indicate continued growth in household counts and smaller average household sizes over the next several years, expanding the renter pool even if population growth moderates. The vintage offers a balance of relative competitiveness versus older 1970s stock and identifiable value-add opportunities through modernization of interiors and common areas. Key considerations include below-average school ratings and limited park access, which warrant targeted marketing and amenity programming to sustain leasing velocity.
- Competitive neighborhood occupancy and renter concentration support stable operations
- 1986 construction offers advantage versus older stock with clear modernization upside
- Elevated ownership costs and strong amenities underpin pricing power and retention
- Risks: limited park access, below-average school ratings, and affordability pressures require proactive lease management