| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 31st | Poor |
| Amenities | 65th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11520 Menlo Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1972 |
| Units | 25 |
| Transaction Date | 1997-05-16 |
| Transaction Price | $130,500 |
| Buyer | MB EQUITY LLC |
| Seller | PACIFIC COAST MENLO LP |
11520 Menlo Ave Hawthorne Multifamily Investment
The neighborhood demonstrates strong rental demand with 72.3% renter occupancy and 96.6% occupancy rates, supported by commercial real estate analysis from WDSuite indicating above-average rental market fundamentals.
This 25-unit property sits in Hawthorne's Urban Core neighborhood, which ranks in the top quartile nationally among 1,441 metro neighborhoods for rental housing concentration at 72.3% of units. Neighborhood-level occupancy of 96.6% exceeds metro averages and reflects stable tenant retention dynamics. Median contract rents of $1,710 position the area competitively within the broader Los Angeles market.
The property's 1972 construction year aligns with the neighborhood average vintage of 1962, suggesting consistent building stock that may present value-add renovation opportunities for investors seeking to modernize unit interiors and building systems. Demographics within a 3-mile radius show 252,322 residents with a median household income of $76,494, supporting rental demand at current pricing levels.
Grocery accessibility ranks exceptionally well with 10.45 stores per square mile, placing the neighborhood in the 99th percentile nationally for convenience shopping. Restaurant density of 20.89 per square mile ranks in the 97th percentile, while childcare availability leads the metro at 13.93 facilities per square mile. However, the area shows limited parks and pharmacy access, which may affect tenant retention for families with specific lifestyle preferences.
Five-year projections indicate household income growth of 34.7% to $103,036 and rent increases of 36.4% to $2,158, suggesting continued rental demand strength. The forecast shows renter-occupied units expanding from 35.6% to 44.0%, reinforcing the neighborhood's trajectory as a rental-focused submarket within the Los Angeles metro.
Property crime rates of 60.8 incidents per 100,000 residents place the neighborhood in the 72nd percentile nationally, indicating below-average crime levels compared to similar urban areas. The area has experienced a 26.7% decline in property crime over the past year, ranking in the 70th percentile for improvement trends among Los Angeles metro neighborhoods.
Violent crime rates of 44.6 per 100,000 residents rank in the middle range among the region's 1,441 neighborhoods, though recent increases of 45.7% warrant monitoring for tenant retention and leasing considerations. Overall crime metrics suggest the area maintains competitive safety profiles relative to comparable urban core locations.
The neighborhood benefits from proximity to major corporate employers that support workforce housing demand, including nearby headquarters and regional offices spanning technology, consumer goods, and professional services.
- Mattel — consumer goods (2.7 miles) — HQ
- Southwest Airlines Counter — airline services (3.4 miles)
- Symantec — technology (4.7 miles)
- Microsoft Offices The Reserves — technology (5.6 miles)
- Activision Blizzard — gaming & entertainment (8.7 miles) — HQ
This 25-unit Hawthorne property offers exposure to Los Angeles County's strong rental fundamentals, with neighborhood occupancy of 96.6% and a 72.3% renter-occupied housing base that supports consistent tenant demand. The 1972 construction vintage presents value-add opportunities through unit renovations and building improvements, while proximity to major employers like Mattel headquarters and technology offices provides workforce housing appeal.
According to CRE market data from WDSuite, demographic projections show household income rising 34.7% over five years alongside rent growth of 36.4%, indicating sustained rental pricing power. The neighborhood's 99th percentile ranking for grocery access and strong restaurant density support tenant retention, though investors should monitor recent violent crime increases and plan for potential capital expenditures given the property's age.
- High occupancy rates and renter concentration indicate stable rental demand
- Value-add potential through renovations of 1972-vintage units
- Proximity to major employers supports workforce housing demand
- Strong demographic income growth projections support rent increases
- Risk: Recent violent crime increases may affect tenant retention and require monitoring