| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 37th | Fair |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 20326 Saticoy St, Winnetka, CA, 91306, US |
| Region / Metro | Winnetka |
| Year of Construction | 1976 |
| Units | 33 |
| Transaction Date | 2018-04-03 |
| Transaction Price | $15,550,000 |
| Buyer | 20326 SATLCOY STREET LLC |
| Seller | WINCOE LP |
20326 Saticoy St, Winnetka Multifamily Investment
Neighborhood fundamentals point to steady renter demand and high occupancy, according to WDSuite’s CRE market data, supporting durable income performance for a 33-unit asset in Los Angeles County.
The property sits in an Urban Core pocket of Winnetka with a B+ neighborhood rating, competitive among 1,441 Los Angeles metro neighborhoods. Renter-occupied housing is the majority locally, indicating a deep tenant base that supports leasing velocity and renewal potential. Occupancy in the neighborhood ranks in the top quintile nationally, reinforcing demand stability for multifamily.
Daily needs are well covered: grocery, restaurant, pharmacy, and cafe density score in high national percentiles, which tends to support resident convenience and retention. Park access is comparatively limited, so outdoor amenities on-site or nearby private options can be a differentiator.
Within a 3-mile radius, household counts have been increasing while average household size trends lower, indicating more households forming even with modest population shifts. This pattern typically expands the renter pool and supports occupancy stability. Median incomes in the 3-mile area are rising, which can help sustain rent levels; at the same time, a rent-to-income profile near 30% suggests some affordability pressure, warranting attentive lease management.
For context, neighborhood home values sit in a high-cost ownership market relative to national benchmarks. Elevated ownership costs tend to sustain reliance on rental housing, supporting depth of demand and pricing power for well-maintained units. According to WDSuite’s commercial real estate analysis, neighborhood NOI per unit trends are strong relative to many peers in the metro.
Safety indicators for the neighborhood compare favorably, with overall crime metrics in the upper tiers nationally and above the metro median among 1,441 Los Angeles neighborhoods. Recent data also show a sharp year-over-year improvement in property and violent offense rates, a positive trend for resident sentiment and retention.
As always, investors should underwrite at the property and block level and confirm current conditions, but the broader trend profile is supportive relative to national and metro benchmarks, based on WDSuite’s CRE market data.
Nearby employers provide a diversified white-collar and services employment base that supports renter demand and commute convenience, including Farmers Insurance, Thermo Fisher Scientific, Occidental Petroleum, Charter Communications, and Live Nation Entertainment.
- Farmers Insurance Exchange — insurance (2.2 miles) — HQ
- Thermo Fisher Scientific — life sciences (2.3 miles)
- Occidental Petroleum — energy corporate offices (12.8 miles) — HQ
- Charter Communications — telecom & media (13.3 miles)
- Live Nation Entertainment — entertainment corporate offices (13.7 miles) — HQ
This mid-size Winnetka asset benefits from a majority renter-occupied neighborhood, high national-percentile occupancy, and strong amenity access that supports renewal rates and rent durability. Elevated ownership costs in the area help sustain multifamily demand, while neighborhood income trends and convenience retail density provide a favorable backdrop for consistent leasing. Based on CRE market data from WDSuite, the neighborhood’s operating performance indicators compare well against many Los Angeles submarkets.
Investor focus should include balancing rent growth with retention, given rent-to-income pressures, and enhancing on-site features that offset limited public park access. With steady household growth within 3 miles and a sizeable local employment base, the asset is positioned for resilient demand through cycles when managed with disciplined expense control and targeted upgrades.
- High national-percentile occupancy and majority renter-occupied housing support leasing stability
- Strong amenity density (grocery, restaurants, pharmacies) aids retention and absorption
- Elevated ownership costs reinforce rental demand and pricing power for well-kept units
- Risks: affordability pressure and limited park access require proactive retention and amenity strategy