| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 41st | Fair |
| Amenities | 42nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 20431 Saticoy St, Winnetka, CA, 91306, US |
| Region / Metro | Winnetka |
| Year of Construction | 1975 |
| Units | 43 |
| Transaction Date | 2020-04-01 |
| Transaction Price | $3,010,000 |
| Buyer | DT Saticoy (LP) |
| Seller | Saticoy Apartments (LLC) |
20431 Saticoy St Winnetka Multifamily Investment
Neighborhood occupancy trends and a sizable local renter base point to steady leasing potential, according to WDSuite s CRE market data. With elevated for-sale home values in Los Angeles County, the area 6s high-cost ownership market tends to sustain multifamily demand.
Positioned in Winnetka within the Los Angeles metro, the property benefits from Urban Core fundamentals that support renter demand. Neighborhood occupancy is solid relative to national patterns, and the area 26rsquo;s renter-occupied share provides a meaningful tenant base for a 43-unit asset. Nearby, grocery options score in a high national percentile, while restaurants are present but not concentrated; cafes, parks, and pharmacies are limited immediately around the neighborhood. Childcare density ranks among the strongest nationally, an attribute that can aid retention for family-oriented renters.
Home values in the neighborhood sit in a high national percentile, which indicates a high-cost ownership market and typically reinforces reliance on rental housing. Median contract rents for the neighborhood also benchmark above many U.S. areas, yet the rent-to-income profile suggests manageable affordability pressure relative to income levels, supporting lease stability and renewal potential for well-managed assets.
Renter concentration varies by geography: within the immediate neighborhood, approximately 40% of housing units are renter-occupied, while demographic statistics aggregated within a 3-mile radius indicate about 56% renter-occupied today. The broader 3-mile area has seen modest population growth in recent years alongside an increase in households, pointing to a larger tenant base. Forward-looking data from WDSuite shows households are expected to increase further as average household size declines, which can expand multifamily demand even if total population trends soften.
Vintage is a consideration: the average construction year in the neighborhood is 1982, while this property 26rsquo;s 1975 vintage is older. That gap suggests potential capital expenditure planning and value-add opportunities (interiors, systems, or common areas) to maintain competitiveness versus newer stock and capture renter preferences.
Safety indicators compare favorably to national norms, with the neighborhood 26rsquo;s overall safety measures landing above many U.S. neighborhoods, according to CRE market data from WDSuite. Recent estimates also show notable year-over-year declines in both violent and property offense rates, a constructive trend for resident retention and leasing.
As with any Urban Core location in the Los Angeles metro, crime patterns can vary by block and over time. Investors should consider standard measures such as lighting, controlled access, and resident engagement, and underwrite to current trends rather than short-term fluctuations.
The area draws from a diverse employment base that supports renter demand through commute convenience, including insurance, life sciences, energy, telecommunications, and entertainment corporate offices noted below.
- Farmers Insurance Exchange — insurance (2.1 miles) — HQ
- Thermo Fisher Scientific — life sciences (2.3 miles)
- Occidental Petroleum — energy (12.9 miles) — HQ
- Charter Communications — telecommunications (13.4 miles)
- Live Nation Entertainment — entertainment (13.9 miles) — HQ
20431 Saticoy St offers scale at 43 units in a renter-driven pocket of Los Angeles County, where neighborhood occupancy is healthy and home values are elevated relative to national norms. Based on commercial real estate analysis from WDSuite, the surrounding 3-mile area shows an expanding household base and rising incomes, which supports leasing stability and future rent growth potential for well-positioned assets.
The 1975 vintage is older than the neighborhood 26rsquo;s average 1982 construction, highlighting the case for targeted renovations and capital planning to sharpen competitiveness against newer stock. With a meaningful renter-occupied share locally and strong nearby employment anchors, the asset 26rsquo;s positioning can capture steady demand while disciplined operations manage affordability pressure and turnover risk.
- Solid neighborhood occupancy and sustained renter reliance support leasing stability.
- High-cost ownership market in Los Angeles County reinforces depth of rental demand and pricing power.
- 3-mile radius shows growth in households and incomes, expanding the tenant base for multifamily.
- 1975 vintage offers value-add potential; plan capex to compete with 1980s+ product.
- Risk: amenities are mixed nearby and schools rate below national averages; underwrite retention and marketing accordingly.