| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 25th | Poor |
| Amenities | 46th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13026 Florwood Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1973 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
13026 Florwood Ave Hawthorne Multifamily Investment
Strong renter demand and near top-quartile neighborhood occupancy indicate stable leasing fundamentals, according to WDSuite s CRE market data. Positioning in a high-cost ownership pocket of Los Angeles County supports long-run retention and pricing discipline.
Hawthorne s Urban Core setting combines durable renter demand with tight availability. Neighborhood occupancy is 98.7% (top quartile nationally), per WDSuite, and renter-occupied housing share ranks among the highest in the Los Angeles-Long Beach-Glendale metro (ranked near the top among 1,441 neighborhoods). High ownership costs locally (median home value around $787K) reinforce reliance on multifamily rentals, supporting lease stability and renewal prospects rather than competing with for-sale options.
Within a 3-mile radius, households have grown modestly even as population edged lower, signaling smaller household sizes and a broader addressable renter base. Looking forward, WDSuite s data shows a sizeable increase in households by 2028 alongside higher median incomes, which typically supports demand for well-maintained units and measured rent growth.
Amenities are mixed: restaurants are above national medians (77th percentile) and parks are a standout strength (98th percentile) for recreation, while cafes, groceries, and pharmacies are sparse within the neighborhood bounds. Average school ratings sit in the lower tiers (26th percentile nationally), which may temper appeal for some family renters but does not typically deter workforce demand in similar Los Angeles submarkets.
Vintage context matters: the property s 1973 construction is older than much of today s competitive stock. That suggests potential value-add through unit renovations, building systems upgrades, and common-area improvements to capture demand in a market where occupancy remains consistently high.
Safety indicators are mixed when viewed against national benchmarks. According to WDSuite, the neighborhood aligns above average nationally on property and violent offense rates (about the 71st and 65th percentiles, respectively), indicating comparatively better conditions than many U.S. neighborhoods. However, recent year-over-year changes show increases in both categories, a reminder to underwrite with current comps and active monitoring.
Within the Los Angeles-Long Beach-Glendale metro (1,441 neighborhoods), overall crime positioning is mid-pack, so investors should emphasize on-site security, lighting, and resident engagement best practices to support retention and protect operational performance.
The property sits within commuting reach of major employers that anchor regional jobs and support renter demand, including Mattel, Southwest Airlines, Symantec, Microsoft, and Air Products & Chemicals.
- Mattel consumer products HQ (3.0 miles) HQ
- Southwest Airlines Counter airline services (4.2 miles)
- Symantec software & cybersecurity offices (5.8 miles)
- Microsoft Offices The Reserves software offices (6.5 miles)
- Air Products & Chemicals industrial gases (9.3 miles)
Tight neighborhood fundamentals and a sizable renter base underpin the long-term case for 13026 Florwood Ave. Occupancy is in the top quartile nationally and home values are elevated for Los Angeles County, which sustains reliance on rentals and supports pricing consistency. The 1973 vintage points to value-add opportunities through interior upgrades and system modernization to stay competitive against newer stock.
Within a 3-mile radius, households are expanding and incomes are projected to rise, signaling a larger tenant base over time; at the same time, rent-to-income levels indicate some affordability pressure that warrants disciplined renewal and concession strategy. According to CRE market data from WDSuite, amenity access is strongest in parks and dining, while school quality and recent safety trends are areas to monitor in underwriting.
- High neighborhood occupancy and deep renter pool support leasing stability
- Elevated ownership costs in Los Angeles County reinforce multifamily demand
- 1973 construction offers value-add potential via renovations and system upgrades
- 3-mile household growth and income gains expand the tenant base over time
- Risks: affordability pressure (rent-to-income), lower school ratings, and safety trend volatility