| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 25th | Poor |
| Amenities | 46th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13016 Roselle Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1986 |
| Units | 40 |
| Transaction Date | 2002-03-13 |
| Transaction Price | $2,600,000 |
| Buyer | GULL VIEW LLC |
| Seller | TA E ROSELLE |
13016 Roselle Ave Hawthorne Multifamily Investment
Based on CRE market data from WDSuite, neighborhood occupancy trends sit in the top quartile nationally and are supported by a very high renter concentration in this Urban Core pocket of Hawthorne.
The surrounding neighborhood shows strong utilization of existing housing stock with occupancy in the top quartile nationally, according to WDSuite’s CRE market data. Renter-occupied share is very high, signaling a deep tenant base that can support leasing stability for a 40-unit asset.
Relative to Los Angeles-Long Beach-Glendale, the area’s housing and amenities present a mixed but workable profile for workforce renters. Parks are plentiful (top national tier), while restaurants are competitive nationally; everyday retail like groceries and pharmacies is thinner within the immediate neighborhood, which may shift some errands to nearby corridors.
The property’s 1986 vintage is newer than the neighborhood’s typical 1960s-era stock. That positioning can offer a competitive edge versus older buildings while still warranting selective modernization and systems upgrades to sustain renter appeal and operating efficiency.
Within a 3-mile radius, demographics indicate a largely renter-driven market (majority renter-occupied) with households and incomes projected to grow, even as overall population remains roughly flat. Forecasts show more households and smaller average household size, which generally expands the renter pool and supports occupancy durability. Elevated home values in the neighborhood (high-cost ownership market) further reinforce reliance on multifamily housing, supporting pricing power while warranting attention to rent-to-income thresholds.
Safety metrics are mixed. Overall crime levels trend below national median safety, reflecting a position below the metro median among 1,441 Los Angeles neighborhoods. At the same time, specific indicators compare more favorably nationally, with violent and property offense rates landing above the national median for safety, according to WDSuite’s CRE market data.
Year-over-year movement shows recent increases in estimated offense rates, so prudent operators may plan for ongoing monitoring, property-level security best practices, and resident engagement to support retention and asset performance. As always, crime can vary by block and over time; investors should evaluate on-the-ground conditions alongside the trend data.
Proximity to a diverse employment base supports renter demand and commute convenience, led by corporate offices in consumer products, airlines, cybersecurity, software, and industrial gases.
- Mattel — toys & consumer products (2.9 miles) — HQ
- Southwest Airlines Counter — airline operations (4.1 miles)
- Symantec — cybersecurity (5.8 miles)
- Microsoft Offices The Reserves — software (6.4 miles)
- Air Products & Chemicals — industrial gases (9.4 miles)
13016 Roselle Ave is positioned in a renter-heavy Urban Core sub-area where neighborhood occupancy ranks in the top quartile among 1,441 Los Angeles neighborhoods. According to CRE market data from WDSuite, this depth of renter demand, combined with a high-cost ownership landscape, supports leasing durability and pricing power, while calling for attentive income-to-rent management.
Built in 1986, the asset is newer than much of the surrounding 1960s stock, offering competitive positioning versus older properties. Within a 3-mile radius, households and incomes are projected to rise as average household size declines, indicating a broader renter pool and reinforcing long-run demand. Operators should balance these fundamentals against below-median school ratings and recent upticks in reported offenses by emphasizing property-level quality, resident experience, and prudent security practices.
- Top-quartile neighborhood occupancy with very high renter concentration supports stable leasing
- 1986 vintage outcompetes older local stock; targeted updates can enhance yield
- High-cost ownership market underpins multifamily demand and pricing power
- 3-mile outlook shows more households and rising incomes, expanding the renter pool
- Risks: below-median school ratings, affordability pressure, and recent offense increases warrant active management