| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 54th | Good |
| Amenities | 58th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6815 Kelvin Ave, Winnetka, CA, 91306, US |
| Region / Metro | Winnetka |
| Year of Construction | 1979 |
| Units | 34 |
| Transaction Date | 1997-09-17 |
| Transaction Price | $975,420 |
| Buyer | ASSIL ROBERT |
| Seller | DUSABLON & CHASE INVESTMENTS |
6815 Kelvin Ave Winnetka Multifamily Investment
Neighborhood metrics indicate steady renter demand and above-average occupancy stability at the submarket level, according to WDSuite’s CRE market data. For investors, this setting supports consistent leasing performance while allowing room to optimize operations.
This Urban Core neighborhood in Winnetka shows solid fundamentals for multifamily, with neighborhood occupancy trending above many areas nationally (95.5% for the neighborhood, per WDSuite) and a high share of renter-occupied housing units around the property. The renter concentration in the neighborhood (roughly two-thirds of units are renter-occupied) points to a deep tenant base and supports leasing durability; these figures describe the neighborhood, not the property.
Within a 3-mile radius, households have grown in recent years and are projected to increase further even as average household size eases. This combination suggests a larger pool of smaller households, which typically sustains demand for apartments and supports occupancy stability. Median incomes in the 3-mile area have risen, helping manage rent-to-income levels, which can aid retention and reduce turnover risk for operators.
Local amenity access is mixed but functional for daily needs. Grocery and restaurant density rates test in the mid-80s percentiles nationally, while childcare access ranks stronger, contributing to family-friendly appeal. Park and café density are comparatively thin, which may modestly limit lifestyle-driven premiums. On balance, the amenity profile sits above the metro median for several daily-needs categories, providing a reasonable foundation for renter convenience.
Home values in the surrounding neighborhood score in the high national percentiles, reflecting a high-cost ownership market. Elevated ownership costs tend to reinforce reliance on rental housing and can support pricing power when paired with stable occupancy. Neighborhood-level NOI per unit also trends in the upper percentiles nationally, indicating a market context that has historically supported healthy per-unit income performance.
Neighborhood safety indicators compare favorably on a national basis, with overall crime conditions positioned in the top quartile nationally, according to WDSuite. Year-over-year trends show sharp declines in both property and violent offense estimates for the broader area, which, if sustained, can support leasing confidence and tenant retention. These statistics reflect neighborhood trends rather than block-level conditions.
Investors should continue to monitor forward trends and management practices, but the directional improvements and comparative standing versus neighborhoods nationwide point to a supportive backdrop for multifamily operations.
The immediate area draws from a diversified employment base that supports renter demand through commute convenience and steady white-collar payrolls, including insurance, life sciences, energy, engineering, and entertainment. Nearby employers include Farmers Insurance Exchange, Thermo Fisher Scientific, Occidental Petroleum, AECOM, and Live Nation Entertainment.
- Farmers Insurance Exchange — insurance (1.1 miles) — HQ
- Thermo Fisher Scientific — life sciences (1.2 miles)
- Occidental Petroleum — energy (12.4 miles) — HQ
- AECOM — engineering & infrastructure (13.5 miles) — HQ
- Live Nation Entertainment — media & entertainment (13.6 miles) — HQ
6815 Kelvin Ave offers investors exposure to a renter-heavy neighborhood with occupancy that tracks above national norms, according to commercial real estate analysis from WDSuite. The 1979 vintage is slightly newer than the neighborhood’s average construction year, positioning the asset competitively against older stock while still warranting targeted capital plans for building systems and modernization to capture value-add upside.
Within a 3-mile radius, rising household counts and easing household sizes point to a broader renter pool, while high neighborhood home values reinforce reliance on multifamily housing. Amenity access for daily needs is solid (grocery, restaurants, childcare), though limited park and café density may cap lifestyle premiums. Overall, the setting supports durable demand with measured opportunities to improve revenue through strategic upgrades and disciplined operations.
- Neighborhood occupancy runs above national averages, supporting leasing stability (neighborhood metric, not property-specific).
- Renter-occupied share is high locally, indicating depth of tenant demand and potential retention strength.
- 1979 vintage offers competitive positioning versus older stock, with targeted upgrades enabling value-add execution.
- Elevated ownership costs in the area support continued reliance on rentals and pricing power when paired with solid operations.
- Risks include aging building systems and thinner park/café density; active asset management and capex planning are important.