| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 37th | Fair |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7255 Winnetka Ave, Winnetka, CA, 91306, US |
| Region / Metro | Winnetka |
| Year of Construction | 1983 |
| Units | 36 |
| Transaction Date | 2016-01-14 |
| Transaction Price | $6,700,000 |
| Buyer | 7255 Winnetka Investors LP |
| Seller | --- |
7255 Winnetka Ave Multifamily Investment Opportunity
This 36-unit property benefits from stable neighborhood-level occupancy at 96.8% and strong renter concentration in the Los Angeles metro. According to WDSuite's CRE market data, the submarket demonstrates resilient fundamentals with elevated home values sustaining rental demand.
The Winnetka neighborhood ranks in the top quartile nationally for amenities, with high-density retail supporting tenant retention through convenient access to groceries, dining, and services. With 56.9% of housing units renter-occupied—ranking above the 90th percentile nationally—the area maintains a substantial tenant base that reinforces multifamily demand stability.
Demographic data aggregated within a 3-mile radius shows household growth of 4.7% over the past five years, with projections indicating continued expansion through 2028. Median household income has increased 34.1% to $83,260, while renter pool expansion supports occupancy fundamentals. The neighborhood's construction vintage averages 1974, slightly older than the metro median, presenting potential value-add opportunities for capital improvements and unit upgrades.
Home values at $626,783 median create significant ownership barriers that sustain rental demand, with price-to-income ratios ranking in the 95th percentile nationally. Current neighborhood-level occupancy of 96.8% reflects strong absorption dynamics, while median contract rents of $1,903 position the submarket competitively within the broader Los Angeles region for workforce housing.
The neighborhood demonstrates favorable safety metrics compared to metro averages, ranking 209th out of 1,441 Los Angeles area neighborhoods for overall crime—placing it in the 81st percentile nationally. Violent crime rates are notably low at approximately 10 incidents per 100,000 residents, with recent trends showing significant year-over-year improvement in both violent and property crime categories.
Property crime rates have declined substantially, with the neighborhood experiencing a 76.2% reduction in property offenses over the past year. These improving safety trends, combined with the area's urban core designation and amenity density, support tenant retention and leasing velocity for multifamily properties in the submarket.
The employment base includes major corporate offices within commuting distance, supporting workforce housing demand from professional tenants in biotechnology, insurance, and entertainment sectors.
- Thermo Fisher Scientific — biotechnology (2.1 miles)
- Farmers Insurance Exchange — insurance services (2.2 miles) — HQ
- Thermo Fisher Scientific — biotechnology (3.4 miles)
- Occidental Petroleum — energy & petroleum (12.3 miles) — HQ
- Charter Communications — telecommunications (13.0 miles)
This 36-unit property built in 1983 presents a value-add opportunity in a neighborhood with strong rental fundamentals and improving safety metrics. The submarket's 96.8% occupancy rate and high renter concentration of 56.9% indicate stable tenant demand, while elevated home values create natural barriers to ownership that support rental retention. Commercial real estate analysis from WDSuite shows the area's amenity density and employment proximity position it favorably among Los Angeles neighborhoods for workforce housing.
Demographic projections within a 3-mile radius show household growth continuing through 2028, expanding the potential tenant base while median incomes rise. The 1983 construction vintage aligns with neighborhood norms but offers renovation upside to capture higher rents as the area benefits from ongoing gentrification pressures and infrastructure improvements.
- Stable 96.8% neighborhood occupancy with strong renter concentration above 90th percentile nationally
- Value-add potential from 1983 vintage with opportunity for unit upgrades and rent optimization
- High home values ($626,783 median) create ownership barriers that reinforce rental demand
- Growing household base with projected expansion through 2028 supporting tenant pipeline
- Risk consideration: Lower school ratings may limit family tenant appeal and require focus on young professional demographics