| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 35th | Fair |
| Amenities | 49th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12512 Oxford Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1987 |
| Units | 21 |
| Transaction Date | 2022-03-29 |
| Transaction Price | $6,625,000 |
| Buyer | LING PAUL SIONG KUONG |
| Seller | PACIFIC COAST-OXFORD LP |
12512 Oxford Ave Hawthorne Multifamily Investment
Neighborhood renter concentration is high with above-median occupancy for the Los Angeles metro, according to WDSuite’s CRE market data, supporting stable tenant demand for a 21-unit asset in Hawthorne.
Located in Hawthorne’s Urban Core, the neighborhood posts above-metro-median occupancy (ranked 602 out of 1,441 Los Angeles neighborhoods; 77th percentile nationally), which supports steady leasing conditions for multifamily owners. The area skews heavily renter-occupied at the neighborhood level (renter-occupied share ranked 21 out of 1,441), indicating a deep tenant base for smaller and mid-size assets.
The property’s 1987 vintage is newer than the neighborhood’s average construction year of 1958, positioning it competitively versus older local stock while still warranting capital planning for systems approaching mid-life and potential value-add upgrades.
Within a 3-mile radius, households have been roughly flat in recent years and are projected to increase through 2028 even as population trends edge lower, implying smaller household sizes and a gradual renter pool expansion that can support occupancy stability. Median contract rents in the 3-mile area have risen over the last five years, aligning with sustained demand for professionally managed rentals.
Local amenity access is mixed: groceries and restaurants score competitively (both near the top of national distributions), while park, pharmacy, and cafe densities are limited. Childcare density ranks at the top of the metro (1st of 1,441), which can bolster demand from working households. Elevated home values versus incomes (top national percentiles) indicate a high-cost ownership market that generally sustains renter reliance on multifamily housing, an important context for pricing power and retention.
Safety signals are mixed and should be monitored. Overall crime is moderately favorable compared with national norms (around the 60th percentile), and property-related offenses show recent improvement, with trends indicating a decline over the last year. The neighborhood’s crime positioning is competitive among many Los Angeles neighborhoods, though not top-tier.
Recent estimates for violent incidents show volatility, and rank movements within the Los Angeles metro (measured against 1,441 neighborhoods) suggest near-average conditions with year-over-year fluctuation. Investors should underwrite to current data and track trends over multiple periods rather than single-year changes.
Proximity to major employers supports commuter convenience and diversified renter demand, anchored by Mattel, Southwest Airlines Counter, Symantec, Microsoft offices, and Activision Blizzard.
- Mattel — consumer products HQ (2.65 miles) — HQ
- Southwest Airlines Counter — airline operations (3.74 miles)
- Symantec — cybersecurity offices (5.36 miles)
- Microsoft Offices The Reserves — technology offices (6.05 miles)
- Activision Blizzard — interactive entertainment (9.26 miles) — HQ
12512 Oxford Ave offers exposure to a renter-heavy Hawthorne submarket with occupancy above the metro median and grocery/restaurant access that is competitive nationally. Built in 1987, the asset is newer than much of the local stock, supporting relative leasing competitiveness while leaving room for targeted renovations and systems modernization.
Based on CRE market data from WDSuite, elevated home values relative to incomes in the neighborhood context reinforce reliance on rentals, while 3-mile forecasts point to more households and smaller average household size—factors that can expand the tenant base over time. Counterbalancing considerations include rent-to-income pressures that call for careful lease management and a safety profile with mixed signals that merits ongoing monitoring.
- Above-metro-median occupancy and strong neighborhood renter concentration support demand depth
- 1987 vintage competitive versus older local stock, with value-add and systems-upgrade potential
- High-cost ownership market sustains renter reliance, aiding retention and pricing power
- 3-mile area outlook shows rising household counts and smaller sizes, supporting renter pool expansion
- Risks: rent-to-income pressure and mixed, volatile safety trends require prudent underwriting and operations