| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 37th | Fair |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 20404 Saticoy St, Winnetka, CA, 91306, US |
| Region / Metro | Winnetka |
| Year of Construction | 1977 |
| Units | 44 |
| Transaction Date | 1993-11-19 |
| Transaction Price | $1,425,000 |
| Buyer | 3JIM LLC |
| Seller | CHAWLA MANOHAR |
20404 Saticoy St Winnetka Multifamily Investment
Neighborhood occupancy near 97% and a renter-occupied majority point to durable demand, based on CRE market data from WDSuite for the surrounding submarket.
The property sits in Winnetka within the Los Angeles-Long Beach-Glendale metro, where the neighborhood is rated B+ and ranks 452 out of 1,441 metro neighborhoods—competitive among Los Angeles-Long Beach-Glendale neighborhoods according to WDSuite. Amenity access is a strength: grocery, restaurants, cafes, and pharmacies all index in the mid-90s national percentiles, supporting day-to-day convenience and tenant retention.
For income property fundamentals, neighborhood occupancy is 96.8% (rank 456 of 1,441; top quintile nationally), reinforcing leasing stability. The renter-occupied share is 56.9% (92nd percentile nationally), indicating a deep tenant base for multifamily product rather than a primarily owner-occupied area.
Within a 3-mile radius, households increased about 5% over the past five years, and projections show further household growth alongside smaller average household sizes. Even with a modest forecast dip in total population, a larger number of smaller households can expand the renter pool and support occupancy. Median contract rents in the neighborhood are positioned in the top decile nationally, while the local rent-to-income ratio around 0.29 suggests some affordability pressure to manage through renewal strategies.
Home values in the neighborhood rank near the 90th national percentile, reflecting a high-cost ownership market that tends to sustain rental demand and supports pricing power when managed carefully. School ratings trail national averages, which may temper appeal for some family renters, but the strong amenity density and renter concentration support steady absorption of multifamily units.
Safety indicators are comparatively favorable versus both the metro and nation. Crime conditions sit in the 81st national percentile (rank 209 of 1,441 in the metro), placing the area in the top quartile nationally and competitive within Los Angeles. Recent trends show substantial year-over-year declines in both violent and property offense estimates, according to WDSuite’s CRE market data, which supports investor confidence in demand durability without making block-level claims.
Proximity to diversified employers supports commuter convenience and a resilient renter base, with insurance, life sciences, energy, telecom, and entertainment within practical drive times.
- Farmers Insurance Exchange — insurance (2.1 miles) — HQ
- Thermo Fisher Scientific — life sciences (2.2 miles)
- Occidental Petroleum — energy (12.8 miles) — HQ
- Charter Communications — telecommunications (13.4 miles)
- Live Nation Entertainment — entertainment (13.8 miles) — HQ
This 44-unit asset, built in 1977, is slightly newer than the neighborhood’s average vintage and can remain competitive versus older stock, while prudent capital planning for systems modernization can unlock further operating efficiency and value-add potential. According to CRE market data from WDSuite, the surrounding neighborhood posts high occupancy around 96.8% with a renter-occupied majority, pointing to stable tenant demand and predictable leasing.
High-cost ownership dynamics (near 90th national percentile for home values) reinforce reliance on multifamily housing, while amenity density in the mid-90s national percentiles supports retention. Within a 3-mile radius, households have grown and are projected to increase further even as average household size declines, which can expand the renter pool and support occupancy. Key watch items include school quality and managing rent-to-income levels around 0.29 to maintain renewal health.
- High neighborhood occupancy and deep renter base support leasing stability
- 1977 vintage offers competitive positioning with targeted modernization upside
- High-cost ownership market underpins sustained multifamily demand
- Dense amenity access aids retention and day-to-day livability
- Risks: below-average school ratings and rent-to-income pressure require active lease management