| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 54th | Good |
| Amenities | 58th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 20615 Vanowen St, Winnetka, CA, 91306, US |
| Region / Metro | Winnetka |
| Year of Construction | 1988 |
| Units | 25 |
| Transaction Date | 2016-03-03 |
| Transaction Price | $4,250,000 |
| Buyer | LING PAUL SIONG KUONG |
| Seller | GROSSMAN FAMILY TRUST |
20615 Vanowen St, Winnetka CA Multifamily Investment
Neighborhood-level occupancy is above national averages with a high renter concentration, supporting stable tenant demand according to WDSuite’s CRE market data.
Winnetka sits within the Los Angeles metro’s Urban Core and scores B+ overall, with neighborhood occupancy trending above national norms and a renter-occupied share that is high for the region. For investors, this translates into a deeper tenant base and generally steadier leasing, with neighborhood occupancy measured at the neighborhood—not property—level.
Daily needs are convenient, with access to groceries, pharmacies, and restaurants tracking above national averages, while cafes and park acreage are relatively limited within the neighborhood footprint. Median home values in the area are elevated versus national benchmarks, reinforcing reliance on multifamily housing and aiding lease retention where rent-to-income remains manageable for working households.
Construction in the neighborhood skews older than the 1980s; this property’s 1988 vintage positions it competitively against older stock while still warranting attention to aging systems and targeted modernization to sustain rentability and reduce near-term capital surprises.
Within a 3-mile radius, recent years show stable population with modest household growth and a forecast of more households even as average household size declines. This pattern typically supports multifamily demand by expanding the renter pool and sustaining occupancy stability. Neighborhood rents have exhibited material growth over the last five years, and NOI per unit is strong relative to national peers, indicating competitive property-level income potential in the submarket.
Relative to Los Angeles-Long Beach-Glendale peers, the neighborhood ranks competitively on safety (202 out of 1,441 metro neighborhoods), and it sits in the higher national percentiles for safety, indicating comparatively favorable conditions versus many U.S. neighborhoods.
Recent trend data show year-over-year decreases in estimated violent and property offense rates at the neighborhood level. While crime can vary by block and over time, the directional trend provides a supportive backdrop for resident retention and leasing, based on WDSuite’s validated neighborhood metrics.
Nearby employers span life sciences, insurance, energy, engineering, and entertainment—diversifying the employment base and supporting renter demand through commute convenience to major job centers listed below.
- Thermo Fisher Scientific — life sciences manufacturing (1.3 miles)
- Farmers Insurance Exchange — insurance (1.3 miles) — HQ
- Occidental Petroleum — energy (12.2 miles) — HQ
- AECOM — engineering & infrastructure (13.3 miles) — HQ
- Live Nation Entertainment — entertainment (13.4 miles) — HQ
The combination of above-average neighborhood occupancy, strong renter concentration, and elevated local home values supports durable apartment demand and lease retention. According to commercial real estate analysis from WDSuite, the area posts strong NOI per unit versus national peers, while neighborhood rents have risen meaningfully over the last five years—favorable signals for income stability.
Built in 1988, the property is newer than much of the surrounding housing stock, offering competitive positioning against older assets while still benefiting from targeted upgrades that can enhance rentability and reduce future capital risk. Within a 3-mile radius, households are expected to increase even as average household size trends lower—an investor-relevant setup that typically expands the renter pool and supports occupancy stability over time.
- Above-average neighborhood occupancy and high renter-occupied share support leasing stability.
- Elevated home values in the area reinforce reliance on rentals, aiding retention and pricing power.
- 1988 vintage offers a competitive edge versus older stock, with value-add potential through selective modernization.
- Household growth within 3 miles, alongside smaller household sizes, points to a larger renter pool and demand depth.
- Risks: amenity gaps (parks/cafes) within the neighborhood and forecast population softness warrant underwriting caution.