| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 37th | Fair |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 20446 Saticoy St, Winnetka, CA, 91306, US |
| Region / Metro | Winnetka |
| Year of Construction | 1973 |
| Units | 48 |
| Transaction Date | 1997-08-15 |
| Transaction Price | $116,000 |
| Buyer | 20446-56 SATICOY STREET APARTMENTS |
| Seller | TRUST OBERMAN DENNIS AND EDITH TRS OBERM |
20446 Saticoy St Winnetka Multifamily Investment Opportunity
Neighborhood-level occupancy is competitive among Los Angeles-Long Beach-Glendale submarkets, supporting stable leasing and a deep renter pool, according to WDSuite's CRE market data. Elevated ownership costs in the area further reinforce multifamily demand dynamics.
The property sits in Winnetka within Los Angeles County's San Fernando Valley, where neighborhood metrics are solidly investment-oriented. Neighborhood occupancy is competitive among Los Angeles-Long Beach-Glendale neighborhoods (ranked 456 of 1,441), indicating resilience relative to metro peers. Renter-occupied housing makes up roughly 57% of units locally, which points to a sizable tenant base and supports demand durability for a 48-unit asset.
Local amenities score well against national benchmarks, with high access to grocery, restaurants, pharmacies, and cafes (all in the mid-90s national percentiles). This density of daily-needs retail can enhance leasing velocity and retention. Park access is limited within the immediate neighborhood, which may temper appeal for some residents, but the broader amenity mix offsets part of this drawback.
Within a 3-mile radius, recent trends show modest population growth alongside a clearer increase in households, signaling a larger tenant base. Forward-looking projections indicate a slight population contraction but continued household growth and smaller average household sizes, which often supports steady demand for rental units and sustained occupancy.
Home values in the neighborhood sit in a high-cost ownership market (around the 90th percentile nationally), which tends to sustain renter reliance on multifamily housing and can bolster pricing power when paired with prudent lease management. Median school ratings are below national averages, which is a consideration, but the area's amenity depth and renter concentration remain constructive for multifamily performance. These insights are based on CRE market data from WDSuite and reflect neighborhood-level comparisons rather than property-specific operations.
Safety indicators position the neighborhood favorably versus both the metro and national landscape in aggregate terms. The area's crime rank is 209 out of 1,441 Los Angeles-Long Beach-Glendale neighborhoods, placing it in the top quartile locally. Nationally, the neighborhood sits around the 81st percentile for overall safety, with violent and property offense measures also trending above national medians. One-year changes show notable declines in estimated violent and property offense rates, indicating an improving trend rather than a guarantee of future conditions.
These figures reflect neighborhood-level patterns and should be interpreted as directional context for investor underwriting, not as block-level assurances. They can support renter retention and leasing stability when combined with the area's amenity access and employment base.
Nearby employers include insurance, life sciences, energy, telecommunications, and entertainment firms, supporting a diverse commuter base and reinforcing renter demand for workforce housing in the submarket. Specifically, Farmers Insurance Exchange, Thermo Fisher Scientific, Occidental Petroleum, Charter Communications, and Live Nation Entertainment are within commuting distance.
- Farmers Insurance Exchange — insurance (2.1 miles) — HQ
- Thermo Fisher Scientific — life sciences (2.2 miles)
- Occidental Petroleum — energy (12.9 miles) — HQ
- Charter Communications — telecommunications (13.4 miles)
- Live Nation Entertainment — entertainment (13.9 miles) — HQ
20446 Saticoy St offers scale at 48 units in a renter-heavy pocket of the San Fernando Valley, where neighborhood occupancy is competitive among Los Angeles-Long Beach-Glendale peers and amenity depth supports retention. Elevated ownership costs at the neighborhood level tend to reinforce sustained reliance on rentals, while household growth within a 3-mile radius points to a larger tenant base even as average household sizes trend lower.
Based on commercial real estate analysis from WDSuite, the neighborhood's rent-to-income dynamics warrant active lease management, but the combination of strong amenity access, a sizable renter-occupied share, and proximity to diverse employment centers underpins stable demand. Investors should underwrite with attention to schools and limited park access, balancing these considerations against durable occupancy and long-run renter demand.
- Competitive neighborhood occupancy versus metro peers supports stability
- High-cost ownership market sustains multifamily renter reliance and pricing power
- 3-mile household growth and smaller household sizes expand the renter pool
- Risks: below-average school ratings, limited park access, and affordability pressure require thoughtful lease management