| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 25th | Poor |
| Amenities | 46th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13050 Doty Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1972 |
| Units | 80 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
13050 Doty Ave Hawthorne Multifamily Investment
Neighborhood-level occupancy remains notably high, supporting income stability, according to WDSuite’s CRE market data. With a deep renter base in Hawthorne, this asset benefits from durable demand drivers typical of Los Angeles infill locations.
This Urban Core location in Hawthorne sits within a renter-driven pocket of the Los Angeles-Long Beach-Glendale metro. Neighborhood occupancy is in the top quartile nationally and competitive among 1,441 Los Angeles metro neighborhoods, a constructive backdrop for stabilized operations and lease retention, based on WDSuite’s CRE market data.
The share of housing units that are renter-occupied is very high at the neighborhood level, indicating a deep tenant base and steady multifamily demand. Within a 3-mile radius, households have increased modestly over the past five years even as population edged slightly lower, which points to smaller household sizes and a broader pool of renters per unit—factors that can support occupancy stability.
Livability signals are mixed. Parks density ranks in the top national percentiles and restaurant density is above average, while cafes, groceries, and pharmacies are less concentrated within the immediate neighborhood, suggesting residents rely on nearby corridors for daily needs. Average school ratings in the area score below national medians, an underwriting consideration for family-oriented demand.
The property’s 1972 vintage is newer than the neighborhood’s average construction year (1966). That positioning can be competitive versus older stock, though investors should still plan for system upgrades and targeted renovations to maintain relevance in an infill Los Angeles submarket. Elevated home values in the neighborhood signal a high-cost ownership market, which tends to sustain renter reliance on multifamily housing; at the same time, a higher rent-to-income profile implies affordability pressure that may require disciplined lease management.
Safety indicators are mixed relative to both the metro and the nation. Overall crime performance tracks below national medians (national percentile around the low-40s), while violent-offense metrics score above the national median (mid-60s percentile), indicating comparatively better standing on serious incidents versus broader crime.
Property-offense measures are in a stronger national percentile today but have shown a notable one-year increase, warranting routine security and lighting assessments, resident engagement, and coordination with local resources. Taken together, the profile suggests investors should underwrite typical urban risk measures while recognizing that serious-incident rates compare more favorably than broad crime composites.
Proximity to a diversified employer base across toys and entertainment, airline services, and software supports commuter convenience and renter retention for workforce housing. Notable nearby employers include Mattel, Southwest Airlines Counter, Symantec, Microsoft, and Activision Blizzard.
- Mattel — toys & entertainment (3.1 miles) — HQ
- Southwest Airlines Counter — airline services (4.3 miles)
- Symantec — software & cybersecurity offices (5.9 miles)
- Microsoft Offices The Reserves — software offices (6.6 miles)
- Activision Blizzard — video games & media (9.8 miles) — HQ
13050 Doty Ave is positioned in a high-occupancy, renter-heavy neighborhood of Los Angeles County, supporting stable cash flows and steady leasing. The 1972 vintage is slightly newer than the local average, offering a competitive edge over older product while leaving room for targeted capital improvements to sustain performance. Elevated home values in the area reinforce long-term renter reliance on multifamily housing, while the nearby employer base provides diversified demand drivers.
According to CRE market data from WDSuite, neighborhood occupancy ranks in the top quartile nationally, and 3-mile household counts have trended upward despite flat population, implying a larger renter pool over time. Key watchpoints include rent-to-income pressures, lower average school ratings, and pockets of property-crime volatility—factors best addressed through measured rent growth strategies, resident experience, and standard urban risk controls.
- High neighborhood occupancy and deep renter concentration support income stability
- 1972 vintage offers competitive positioning with value-add potential through selective upgrades
- Diversified nearby employers underpin commuter demand and leasing resilience
- Risks: affordability pressure, below-median school ratings, and property-crime variability