| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 25th | Poor |
| Amenities | 46th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13020 Doty Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1973 |
| Units | 76 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
13020 Doty Ave Hawthorne Multifamily Opportunity
Neighborhood occupancy is elevated and renter demand is deep in this Hawthorne pocket, according to WDSuite’s CRE market data, supporting stable leasing for a 76-unit asset. High-cost ownership dynamics in Los Angeles County further underpin reliance on multifamily housing.
Located in Hawthorne within the Los Angeles metro, the property sits in an Urban Core neighborhood with sustained renter demand. Neighborhood occupancy trends are strong (top quartile nationally), which is a constructive backdrop for maintaining stabilized rent rolls and limiting downtime between turns.
The asset’s 1973 construction is slightly newer than the neighborhood’s average vintage of 1966. For investors, this typically implies competitive positioning versus older 1960s stock while still warranting targeted capital planning for building systems, interiors, and common-area updates to drive rent and retention.
The neighborhood shows a very high share of housing units that are renter-occupied (ranked 8 of 1,441 metro neighborhoods), signaling a broad tenant base and steady demand for multifamily product. Within a 3-mile radius, household counts are projected to rise even as population remains roughly flat, indicating smaller household sizes and a potential renter pool expansion that can support occupancy stability. Median contract rents in the 3-mile area have grown over the last five years, and forward-looking estimates point to continued rent growth, per WDSuite’s CRE market data.
Local livability signals are mixed. Parks access is a relative strength (nationally strong concentration), and restaurant density is competitive. School ratings in the immediate area trend below national averages, which may matter for family-oriented renters. Retail services appear more concentrated in nearby corridors rather than within the neighborhood footprint, a typical pattern for urban infill submarkets in Los Angeles.
For investors, elevated home values in the neighborhood (high-cost ownership market) generally reinforce reliance on rentals and can support pricing power and lease retention when balanced against rent-to-income considerations. Overall, the location offers durable renter demand drivers with selective competitive pressures to underwrite.
Safety indicators are mixed when benchmarked nationally. Overall crime positions the neighborhood below the national median (around the 42nd percentile), while both property and violent offense measures trend comparatively stronger, landing in the mid-60s to low-70s percentiles versus neighborhoods nationwide. Interpreting these together suggests conditions that are competitive among Los Angeles neighborhoods but warrant routine risk management.
Recent-year estimates indicate an uptick in both property and violent offenses. Investors should underwrite standard security measures, lighting and access controls, and leasing policies, and monitor neighborhood-level trends over time rather than any single-year change.
Nearby employers provide a diversified employment base that supports renter demand and commute convenience for workforce tenants, including Mattel, Southwest Airlines, Symantec, Microsoft, and Air Products & Chemicals.
- Mattel — toys & consumer products (3.1 miles) — HQ
- Southwest Airlines Counter — airlines (4.3 miles)
- Symantec — cybersecurity (5.9 miles)
- Microsoft Offices The Reserves — software (6.6 miles)
- Air Products & Chemicals — industrial gases (9.3 miles)
This 76-unit asset benefits from a renter-heavy neighborhood and occupancy levels that are above metro medians, supporting stable cash flow potential. Based on commercial real estate analysis from WDSuite, homeownership is relatively expensive in the immediate area, which tends to sustain reliance on multifamily housing and can enhance tenant retention. Within a 3-mile radius, household counts are expected to increase even as population remains roughly flat, implying smaller household sizes and a larger tenant base over time.
Built in 1973, the property is modestly newer than nearby mid-1960s stock, offering competitive positioning while presenting value-add potential through targeted renovations and systems upgrades to drive rents and reduce long-term capex surprises. Investors should balance these strengths against affordability pressure and localized safety variability when setting leasing strategies and reserves.
- Renter-heavy neighborhood with above-median occupancy supports stable leasing
- High-cost ownership market reinforces multifamily demand and retention
- 1973 vintage offers value-add potential via targeted renovations and system updates
- 3-mile household growth and smaller household sizes broaden the tenant base
- Risks: affordability pressure and mixed safety trends require prudent lease and capex planning