| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 25th | Poor |
| Amenities | 46th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12830 Prairie Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1974 |
| Units | 88 |
| Transaction Date | 1997-10-08 |
| Transaction Price | $2,260,000 |
| Buyer | H K REALTY |
| Seller | MERKER TILLIE TR TILLIE MERKER TRUST |
12830 Prairie Ave Hawthorne Multifamily Investment
Neighborhood occupancy is strong and renter demand is deep, according to WDSuite’s CRE market data, supporting income stability for an 88-unit asset in Hawthorne. Metrics cited reflect the surrounding neighborhood rather than this specific property.
Located in Hawthorne within Los Angeles County, the property sits in an Urban Core neighborhood with durable renter fundamentals. Neighborhood occupancy is high (ranked 166 among 1,441 Los Angeles metro neighborhoods, a top quartile nationally), and the share of housing units that are renter-occupied is very elevated (ranked 8 of 1,441). For investors, this points to a large tenant base and historically resilient leasing.
Livability signals are mixed but investable with the right strategy. Parks density scores in the 98th percentile nationally and restaurants are comparatively plentiful (above many U.S. neighborhoods), while immediate access to cafes, groceries, and pharmacies is thinner in the local blocks. Average school ratings in the area are on the lower side, which may influence household mix and leasing strategies for family-oriented units.
Within a 3-mile radius, demographics show a modest population contraction over five years alongside a slight increase in households and families, suggesting smaller household sizes and steady formation of renter cohorts. Forward-looking projections indicate more households and higher incomes alongside rising asking rents, supporting a larger tenant base and pricing power for well-located multifamily.
Vintage matters: built in 1974, the asset is newer than the neighborhood’s average construction year (1966). That relative youth versus nearby stock can aid competitiveness, though investors should still plan for modernization of aging systems and identify value-add upgrades that align with renter expectations.
Ownership costs in the surrounding neighborhood are high relative to incomes, and the local rent-to-income profile indicates some affordability pressure. For multifamily owners, this combination typically reinforces renter reliance on apartments while calling for careful lease management to sustain retention.
Safety indicators are mixed and should be monitored over time. The neighborhood’s overall crime rank sits below the metro median (987 out of 1,441 Los Angeles neighborhoods), yet specific categories compare more favorably nationwide: violent-offense estimates are around the 65th percentile and property-offense estimates around the 71st percentile (safer than many U.S. neighborhoods). Recent one-year changes, however, indicate worsening trends in both categories, which introduces near-term volatility to consider in underwriting and security planning.
Taken together, the area is competitive among several Los Angeles submarkets on certain safety measures, but trend direction warrants prudent operational measures such as lighting, access control, and resident engagement to support leasing and retention.
Proximity to major employers supports commuter demand and leasing stability, with nearby roles in toys/consumer products, airlines, software, and gaming reflected below.
- Mattel — consumer products/HQ (2.8 miles) — HQ
- Southwest Airlines Counter — airlines operations (3.97 miles)
- Symantec — software & cybersecurity (5.62 miles)
- Microsoft Offices The Reserves — software offices (6.29 miles)
- Activision Blizzard — gaming/HQ (9.52 miles) — HQ
This 88-unit, 1974-vintage asset at 12830 Prairie Ave is positioned in a renter-heavy Urban Core pocket of Hawthorne where neighborhood occupancy trends in the top quartile nationally. High ownership costs locally, combined with a deep renter pool, support consistent demand for well-managed apartments. According to CRE market data from WDSuite, the neighborhood’s renter-occupied share is among the highest in the Los Angeles metro, and nearby employment nodes add commute convenience that can bolster retention.
The property’s vintage is newer than much of the surrounding stock, offering relative competitiveness while leaving room for selective modernization to capture rent premiums. Demographic data within a 3-mile radius points to steady household growth and rising incomes over the forecast period, which, alongside projected rent gains, supports occupancy stability and thoughtful value-add execution. Investors should balance these strengths against affordability pressure and variable safety trends when calibrating underwriting, amenities, and lease management.
- Renter-heavy neighborhood with top-quartile occupancy supports leasing durability
- 1974 vintage is newer than area average, with clear modernization/value-add pathways
- 3-mile household growth and rising incomes underpin a larger tenant base and pricing power
- Proximity to diversified employers (consumer products, airlines, software, gaming) aids retention
- Risks: rent-to-income pressure and mixed safety trends call for prudent lease and capex planning