| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 31st | Poor |
| Amenities | 65th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11813 Acacia Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1984 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
11813 Acacia Ave Hawthorne Multifamily Investment Opportunity
Renter demand is supported by a high neighborhood share of renter-occupied housing and occupancy levels that have held firm, according to WDSuite’s CRE market data. This positioning can aid income stability for a 20‑unit asset in Los Angeles County.
The property sits in Hawthorne’s Urban Core, where neighborhood occupancy is 96.6% and the share of renter‑occupied units is elevated at 72.3% among 1,441 Los Angeles metro neighborhoods. That depth of renter concentration points to a broad tenant base and supports leasing stability for small multifamily assets.
Local amenity access is mixed: grocery store density ranks near the top of the metro (99th percentile nationally), and restaurants are plentiful (97th percentile nationally), while parks, pharmacies, and cafes are comparatively limited. For investors, this suggests daily‑needs convenience with fewer lifestyle amenities immediately adjacent, a dynamic that is typical for many competitive Urban Core areas.
Home values in the neighborhood are elevated relative to national norms (93rd percentile) and the value‑to‑income ratio is in the 98th percentile nationally. In high‑cost ownership markets like this, renters often rely on multifamily housing longer, which can support retention and pricing power when managed carefully. Median contract rents are also above national norms (85th percentile), so monitoring rent‑to‑income (29% locally) is important for lease management and renewal strategies.
School ratings in the neighborhood average 2.0 out of 5 (37th percentile nationally), which may temper family‑oriented demand compared with stronger‑rated areas. Within a 3‑mile radius, WDSuite’s multifamily property research indicates modest population contraction alongside rising incomes, with forecasts calling for an increase in households and smaller average household sizes over the next five years—factors that can expand the renter pool and support occupancy even as population trends are mixed.
Vintage also matters: built in 1984 versus a neighborhood average year of 1962, the asset is newer than much of the surrounding stock. That relative youth can aid competitiveness versus older buildings, though investors should still budget for aging systems and selective modernization to drive rent positioning.
Neighborhood safety indicators are mixed and should be evaluated in context. The area performs around the middle of the Los Angeles metro pack (ranked 748 among 1,441 neighborhoods) and near the national median (54th percentile). According to WDSuite, estimated property offense rates improved year over year, while violent offense rates increased—reinforcing the importance of active management, lighting, and access controls typical for Urban Core assets.
For investors, the takeaway is comparative rather than absolute: recent improvement in property offenses is constructive, but varying trends across categories suggest ongoing monitoring and standard security measures to support tenant satisfaction and retention.
Proximity to major employers underpins renter demand and commute convenience, led by nearby corporate offices in toys and entertainment, airlines, cybersecurity, software, and gaming.
- Mattel — toys & entertainment (2.4 miles) — HQ
- Southwest Airlines Counter — airline operations (3.2 miles)
- Symantec — cybersecurity (4.7 miles)
- Microsoft Offices The Reserves — software (5.4 miles)
- Activision Blizzard — video games (8.6 miles) — HQ
11813 Acacia Ave combines a renter‑heavy neighborhood and high occupancy with relative asset youth for the submarket. Built in 1984 and smaller‑unit average sizes that suit workforce demand, the property can compete against older local stock while selective upgrades target rent positioning. Elevated ownership costs in the area reinforce reliance on multifamily housing, supporting demand depth and potential lease retention.
According to CRE market data from WDSuite, the neighborhood’s renter concentration and near‑top‑quartile occupancy, coupled with 3‑mile trends pointing to rising household counts and smaller household sizes, suggest a larger tenant base over time. Investors should balance these positives against mid‑pack safety indicators and moderate school ratings, using focused operations to sustain occupancy and manage affordability pressure.
- Renter‑heavy neighborhood and solid occupancy support income stability
- 1984 vintage offers competitive positioning versus older local stock with targeted value‑add upside
- High‑cost ownership market reinforces multifamily demand and potential retention
- 3‑mile outlook shows increasing households and smaller sizes, expanding the renter pool
- Risks: mid‑pack safety metrics and below‑median school ratings require active management and leasing strategy