| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 37th | Fair |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7220 Oso Ave, Winnetka, CA, 91306, US |
| Region / Metro | Winnetka |
| Year of Construction | 1985 |
| Units | 42 |
| Transaction Date | 1997-08-06 |
| Transaction Price | $108,000 |
| Buyer | TIARA PROPERTIES LLC |
| Seller | PALMVIEW REGENCY LLC |
7220 Oso Ave Winnetka Multifamily Investment
Neighborhood fundamentals point to durable renter demand, with occupancy and renter-occupied share indicating a broad tenant base nearby, according to WDSuite’s CRE market data. Position within Los Angeles offers scale benefits while keeping pricing power tied to local income trends rather than downtown volatility.
The Urban Core neighborhood around Winnetka offers strong everyday convenience. Grocery, pharmacy, and restaurant density ranks in the upper tiers nationally, translating to walkable access to essentials and services that support resident retention. Amenity availability sits in the top quartile nationally, and within the Los Angeles-Long Beach-Glendale metro it is competitive among 1,441 neighborhoods.
Multifamily metrics are favorable at the neighborhood level: occupancy is elevated (96.8%) and competitive among Los Angeles neighborhoods (ranked 456 of 1,441), reinforcing near-term leasing stability. Renter concentration is high (about 57% of housing units are renter-occupied), which indicates a deep tenant base for workforce and mid-market product. These are neighborhood-level indicators, not specific to the property.
Within a 3-mile radius, demographic data shows households have increased over the past five years, and forecasts point to further household growth alongside smaller average household sizes. This shift expands the renter pool and supports occupancy stability even as population levels flatten, based on CRE market data from WDSuite.
Home values in the area are elevated relative to national norms, which tends to sustain reliance on rental housing and can support pricing power for well-managed assets. At the same time, a rent-to-income ratio near 0.29 suggests some affordability pressure; effective lease management and amenity positioning remain important. School ratings trend below national averages and nearby park access is limited, factors to consider when targeting family renters.
Safety signals are mixed when viewed across geographies. The neighborhood’s crime rank sits closer to the higher-incident side within the Los Angeles-Long Beach-Glendale metro (ranked 209 of 1,441), yet nationally it compares more favorably, landing above average in safety (around the 81st percentile). Year over year, both violent and property offense estimates have declined sharply, suggesting improving conditions. These are area-level indicators and may not reflect block-level experience.
Nearby employers provide a diversified white-collar employment base that supports leasing and reduces commute frictions for renters, including insurance, life sciences, energy, media, and engineering offices.
- Farmers Insurance Exchange — insurance (1.9 miles) — HQ
- Thermo Fisher Scientific — life sciences (2.0 miles)
- Occidental Petroleum — energy (12.4 miles) — HQ
- Charter Communications — telecommunications (13.2 miles)
- AECOM — engineering & infrastructure (13.4 miles) — HQ
7220 Oso Ave is a 42-unit 1985-vintage asset in a renter-heavy pocket of Winnetka where neighborhood occupancy is competitive within the Los Angeles metro. Relative to the local average construction year (1974), the property’s vintage is newer, which can offer positioning advantages versus older stock while still warranting targeted system upgrades and common-area refreshes to sustain leasing velocity.
Household growth within a 3-mile radius and a high share of renter-occupied housing units point to a broad tenant base that supports occupancy stability. Elevated local home values reinforce reliance on multifamily, while the area’s amenity density aids retention. According to CRE market data from WDSuite, neighborhood-level NOI per unit trends and occupancy performance are above national medians, suggesting durable fundamentals, though rent-to-income levels call for disciplined renewals and value-focused improvements.
- Competitive neighborhood occupancy and deep renter base support steady leasing
- 1985 vintage offers relative competitiveness versus older local stock with value-add potential
- Elevated ownership costs in the area sustain multifamily demand and pricing power
- Amenity-rich location (groceries, pharmacies, dining) helps retention and reduces turnover
- Risks: within-metro safety ranking, below-average school ratings, and affordability pressure require proactive leasing and expense management