| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 37th | Fair |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 20426 Saticoy St, Winnetka, CA, 91306, US |
| Region / Metro | Winnetka |
| Year of Construction | 1975 |
| Units | 42 |
| Transaction Date | 1993-12-22 |
| Transaction Price | $840,000 |
| Buyer | HOME SVGS OF AMERICA FSB |
| Seller | SERRANO RECONVEYANCE COMPANY |
20426 Saticoy St Winnetka Multifamily Investment
This 42-unit property built in 1975 offers value-add potential in a renter-majority neighborhood with 96.8% occupancy rates and strong rental demand fundamentals.
The Winnetka neighborhood demonstrates solid rental fundamentals with 56.9% of housing units renter-occupied and neighborhood-level occupancy at 96.8%, ranking in the 82nd percentile nationally. Median contract rents of $1,903 have increased 58% over five years, reflecting strong rental demand dynamics in this urban core location within the Los Angeles-Long Beach-Glendale metro.
Demographics within a 3-mile radius show household income growth of 68% over five years to a mean of $108,964, with forecasted median household income projected to reach $109,103 by 2028. The area's renter-occupied unit count is expected to grow from 31.6 units to 39.8 units, supporting expanded tenant base depth. High home values at $626,783 median reinforce rental demand as elevated ownership costs sustain renter reliance on multifamily housing.
The neighborhood ranks in the 79th percentile nationally for amenities, with strong grocery store density at 5.18 per square mile and restaurant access at 17.6 per square mile. However, the area shows limited park access and below-average school ratings at 1.5 out of 5, factors that may influence tenant demographics and retention patterns.
Crime metrics show mixed trends for the neighborhood. Property crime rates of 164.6 per 100,000 residents rank 398th among 1,441 metro neighborhoods, placing it near the metro median. However, property crime has declined significantly by 76.2% year-over-year, ranking in the 97th percentile nationally for improvement.
Violent crime rates are notably low at 10.1 per 100,000 residents, ranking in the 69th percentile nationally. The violent crime rate has also decreased substantially by 96.2% year-over-year, ranking in the 100th percentile for improvement trends. These declining crime trends may support tenant retention and property values over time.
The area benefits from proximity to major corporate employers, with Farmers Insurance Exchange headquarters and Thermo Fisher Scientific facilities providing workforce housing demand within commuting distance.
- Farmers Insurance Exchange — insurance headquarters (2.1 miles) — HQ
- Thermo Fisher Scientific — life sciences (2.2 miles)
- Thermo Fisher Scientific — life sciences (2.8 miles)
- Occidental Petroleum — energy headquarters (12.8 miles) — HQ
- Charter Communications — telecommunications (13.4 miles)
This 1975-vintage property presents value-add opportunities through capital improvements and unit upgrades in a neighborhood with strong rental fundamentals. According to CRE market data from WDSuite, the area shows 96.8% occupancy rates and significant rent growth potential, with median rents increasing 58% over five years. The forecasted growth in renter-occupied units from 31.6 to 39.8 units supports expanded tenant demand through 2028.
Demographic trends within the 3-mile radius indicate household income growth of 68% over five years, with continued upward trajectory projected. The property's average unit size of 547 square feet aligns with affordability needs in a high-cost market where median home values of $626,783 reinforce rental demand. However, investors should monitor the below-average school ratings and limited park access, which may influence tenant demographics and long-term retention strategies.
- High neighborhood occupancy at 96.8% indicates stable rental demand
- 1975 construction year offers value-add renovation potential
- Strong rent growth with 58% increase over five years
- Proximity to major employers including Farmers Insurance headquarters
- Risk: Below-average school ratings may limit family tenant appeal