| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 35th | Fair |
| Amenities | 56th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 20655 Sherman Way, Winnetka, CA, 91306, US |
| Region / Metro | Winnetka |
| Year of Construction | 1980 |
| Units | 54 |
| Transaction Date | 1996-08-28 |
| Transaction Price | $1,725,000 |
| Buyer | ISAACSON MARILYN |
| Seller | WEISS BRIAN |
20655 Sherman Way, Winnetka Multifamily Investment
Neighborhood occupancy remains strong and renter demand is reinforced by a high-cost ownership market, according to WDSuite's CRE market data, positioning this asset for stable leasing in Los Angeles' San Fernando Valley.
Located along Sherman Way in Winnetka, the property sits in an Urban Core neighborhood with a B- rating and housing fundamentals that are top quartile among 1,441 Los Angeles-Long Beach-Glendale metro neighborhoods. Neighborhood occupancy is high and has trended up in recent years, supporting income stability for professionally managed multifamily.
Livability drivers are mixed but serviceable for renters: restaurant density is strong relative to national norms, while everyday needs like groceries and pharmacies are accessible. Parks and cafes are less concentrated nearby, so lifestyle appeal skews toward convenient dining and daily retail rather than green space or coffeehouse clusters.
Home values in the neighborhood are elevated versus most U.S. areas, which typically sustains renter reliance on multifamily housing and can bolster lease retention. Median contract rents are above the U.S. baseline, but neighborhood rent-to-income levels suggest manageable affordability pressure for much of the local tenant base.
Tenure patterns indicate a meaningful share of units are renter-occupied, providing depth to the tenant pool. Within a 3-mile radius, household counts have grown in recent years and are projected to keep increasing even as average household size declines, which generally expands the renter pool and supports occupancy stability. School ratings trend below national averages, which may shape unit mix appeal more toward singles and small households than school-driven demand. These dynamics, viewed through commercial real estate analysis and based on CRE market data from WDSuite, frame a pragmatic but resilient demand story.
Neighborhood safety metrics compare favorably at the national level: overall crime readings are in the top quartile nationally, with violent and property offense indicators above U.S. averages. Recent year-over-year estimates also point to notable declines in both violent and property offenses, suggesting improving conditions. Investors should evaluate on-the-ground operations and resident feedback as part of routine diligence, but current trends support day-to-day leasing stability.
Proximity to established corporate offices underpins commuter demand and retention potential, led by insurance, life sciences, energy, telecommunications, and engineering employers noted below.
- Farmers Insurance Exchange — insurance (1.5 miles) — HQ
- Thermo Fisher Scientific — life sciences offices (1.7 miles)
- Occidental Petroleum — energy & corporate (12.6 miles) — HQ
- AECOM — engineering & infrastructure (13.7 miles) — HQ
- Charter Communications — telecommunications offices (13.7 miles)
This 54-unit, 1980-vintage asset offers durable renter demand supported by high neighborhood occupancy and an ownership market where elevated home values tend to sustain reliance on multifamily housing. Compared with many Los Angeles submarkets, rent-to-income readings here indicate moderate affordability pressure, which can aid retention while allowing disciplined pricing. Based on CRE market data from WDSuite, local safety indicators trend favorable versus national norms and have improved year over year, supporting operational consistency.
The 1980 construction suggests attention to capital planning and selective renovations can unlock value-add upside while keeping the property competitive against slightly newer stock in the immediate area. Steady household growth within a 3-mile radius, even alongside smaller household sizes, points to a broader tenant base over time that can support occupancy and leasing velocity.
- High neighborhood occupancy and elevated ownership costs reinforce rental demand and lease retention
- 1980 vintage with potential value-add through targeted interior and systems upgrades
- Household growth within 3 miles broadens the renter pool and supports leasing stability
- Favorable safety trends relative to national norms aid day-to-day operations
- Risks: older vintage capex needs, below-average school ratings, and limited nearby parks/cafes warrant conservative underwriting