| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 37th | Fair |
| Amenities | 95th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12521 Grevillea Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1986 |
| Units | 24 |
| Transaction Date | 2016-07-21 |
| Transaction Price | $4,115,000 |
| Buyer | ML CRENSHAW10 LLC |
| Seller | MANGALICK FAMILY PARTNERSHIP LP |
12521 Grevillea Ave Hawthorne Multifamily Investment
This 24-unit property sits in a neighborhood with 96.7% occupancy rates and strong renter demand, supported by multifamily property research from WDSuite showing 76.3% of local housing units are rentals.
Located in Hawthorne's Urban Core neighborhood, this area ranks in the 95th percentile nationally for amenities and demonstrates solid fundamentals for multifamily investors. The neighborhood maintains a 96.7% occupancy rate, ranking above metro median among 1,441 Los Angeles-Long Beach-Glendale neighborhoods, while 76.3% of housing units are renter-occupied—indicating strong rental demand dynamics.
The property, constructed in 1986, represents older vintage housing that may present value-add renovation opportunities given the neighborhood's average construction year of 1962. Within a 3-mile radius, demographics show 243,372 residents with a median household income of $82,862, while forecasts project household growth of 35.3% by 2028, potentially expanding the renter pool and supporting occupancy stability.
Amenity density supports tenant retention with 7.22 grocery stores per square mile (98th percentile nationally), 3.61 childcare facilities per square mile (97th percentile), and 27.69 restaurants per square mile (98th percentile). Median contract rents of $1,657 within the 3-mile area have grown 34.7% over five years, though current rent-to-income ratios suggest affordability pressures that require careful lease management considerations.
Home values averaging $700,685 with 57.5% five-year appreciation reinforce rental demand, as elevated ownership costs keep households in the rental market. The neighborhood's A- rating reflects its competitive position, though school ratings average 2.0 out of 5, which may influence family tenant preferences and retention strategies.
Safety metrics present a mixed profile requiring investor attention. Property crime rates of 18.3 incidents per 1,000 residents rank in the 84th percentile nationally, indicating relatively favorable conditions compared to other neighborhoods nationwide. However, violent crime rates show concerning trends, with a 208.3% year-over-year increase placing the area in the 8th percentile nationally for violent crime trends.
The neighborhood ranks 927th among 1,441 metro neighborhoods for overall crime metrics, positioning it near the middle of the Los Angeles-Long Beach-Glendale area. While property crime remains relatively controlled, the recent uptick in violent incidents warrants monitoring for potential impacts on tenant retention and leasing velocity.
The property benefits from proximity to major corporate offices, providing workforce housing opportunities for employees across entertainment, technology, and aerospace sectors.
- Mattel — toy and entertainment company (2.1 miles) — HQ
- Southwest Airlines Counter — aviation services (3.3 miles)
- Symantec — cybersecurity technology (5.2 miles)
- Microsoft Offices The Reserves — technology services (5.7 miles)
- Activision Blizzard — gaming and entertainment (8.9 miles) — HQ
This 24-unit property presents a value-add opportunity in a fundamentally sound rental market. The 1986 construction vintage offers renovation upside potential, while neighborhood-level occupancy of 96.7% and 76.3% rental tenure demonstrate sustained demand. According to CRE market data from WDSuite, the area's amenity density ranks in the 95th percentile nationally, supporting tenant retention through convenient access to grocery, childcare, and dining options.
Demographic projections within 3 miles show household growth of 35.3% by 2028, expanding the potential renter pool while median household incomes are forecast to increase 35% to $111,869. The property's location near major employers like Mattel headquarters provides workforce housing appeal, though elevated rent-to-income ratios and recent violent crime trends require active management attention.
- Strong rental fundamentals with 96.7% neighborhood occupancy and 76.3% renter tenure
- Value-add potential from 1986 vintage in amenity-rich location
- Projected 35.3% household growth and 35% income growth through 2028
- Proximity to major employers including Mattel HQ and tech companies
- Risk factors include affordability pressures and recent violent crime increases requiring management oversight