| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 25th | Poor |
| Amenities | 46th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13109 Kornblum Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1987 |
| Units | 30 |
| Transaction Date | 2000-03-27 |
| Transaction Price | $1,960,000 |
| Buyer | MEYERS ROBERT LEWIS |
| Seller | WILLIAMS EUGENE AND GEORGIA TRUST |
13109 Kornblum Ave Hawthorne Multifamily Investment
Stabilized neighborhood occupancy and a high renter base support durable cash flow potential, according to WDSuite’s CRE market data. The 1987 vintage and larger average unit size provide a practical value-add and retention story in a high-cost Los Angeles housing market.
Located in Hawthorne within the Los Angeles-Long Beach-Glendale metro, the property benefits from neighborhood occupancy that ranks 166 out of 1,441 metro neighborhoods, with top quartile nationally indications for stability. Parks density scores strong (near the top of the metro and 98th percentile nationally), while restaurants are present at competitive levels; everyday retail like groceries, pharmacies, and cafes appear limited within the neighborhood footprint, suggesting residents likely rely on adjacent corridors. Based on CRE market data from WDSuite, the area’s housing metrics place the neighborhood above many peers for renter demand, though on-the-ground leasing should account for amenity distribution.
Vintage context matters: the average neighborhood construction year is 1966, while this asset was built in 1987. Being newer than the local average can enhance competitive positioning versus older stock; investors should still consider typical late-1980s systems and finishes that may warrant modernization to sustain rentability and reduce near-term capital surprises.
Tenure and demand signals are supportive. Within a 3-mile radius, an estimated 59–60% of housing units are renter-occupied, indicating a deep tenant base for multifamily leasing. Household counts in the 3-mile area have grown modestly over the last five years and are projected to increase further through 2028, with smaller household sizes expected; together, this points to a larger tenant base and supports occupancy stability. Median contract rents in the 3-mile radius have risen by roughly one-third over five years and are projected to continue growing, reinforcing income potential if renovations are thoughtfully sequenced to maintain leasing momentum.
Pricing power must be balanced with retention risk. Neighborhood home values are elevated versus national norms, which tends to sustain reliance on multifamily housing. At the same time, a high rent-to-income ratio at the neighborhood level signals affordability pressure, so operators should emphasize resident services, thoughtful renewal strategies, and staggered lease expirations to protect occupancy. School ratings in the neighborhood trail metro and national averages, which may influence family-oriented marketing and unit mix strategy but does not preclude strong workforce housing demand.
Safety signals are mixed when viewed against metro and national baselines. The neighborhood’s overall crime rank is 987 out of 1,441 Los Angeles-Long Beach-Glendale neighborhoods, indicating it trails many parts of the metro. Nationally, violent-offense measures sit around the 65th percentile and property-offense measures around the 71st percentile, suggesting comparatively better performance than many neighborhoods nationwide. According to WDSuite’s CRE market data, investors should note a recent uptick in estimated property offenses over the past year; prudent monitoring and standard security measures can help support tenant retention and leasing stability.
Proximity to major employers underpins workforce housing demand and commute convenience for renters. Nearby corporate nodes include Mattel (HQ), Southwest Airlines, Symantec, Microsoft offices, and Air Products & Chemicals — all within roughly 10 miles, supporting leasing depth across diverse occupations.
- Mattel — consumer products HQ (3.1 miles) — HQ
- Southwest Airlines Counter — airline operations (4.3 miles)
- Symantec — cybersecurity offices (5.9 miles)
- Microsoft Offices The Reserves — technology offices (6.6 miles)
- Air Products & Chemicals — industrial gases offices (9.2 miles)
13109 Kornblum Ave offers an investor-friendly blend of occupancy stability and value-add potential. Neighborhood occupancy ranks 166 out of 1,441 in the Los Angeles-Long Beach-Glendale metro and trends near the top quartile nationally, pointing to durable leasing. The 1987 construction is newer than the neighborhood’s average vintage, which can be advantageous versus older competing stock; targeted modernization can further enhance competitiveness while managing capital exposure. Elevated home values locally reinforce renter reliance on multifamily housing, though operators should calibrate pricing and renewals to manage affordability pressure.
Demand fundamentals are supported by nearby employment hubs and a renter-leaning household mix within a 3-mile radius. Median rents in the 3-mile area have grown meaningfully and are projected to continue rising, aligning with a strategy focused on steady occupancy and disciplined upgrades. According to CRE market data from WDSuite, these dynamics compare favorably with many neighborhoods nationally, even as investors remain mindful of retention risk and localized crime trends.
- Occupancy stability with neighborhood performance near the top quartile nationally
- 1987 vintage offers value-add and modernization upside versus older local stock
- Elevated ownership costs support sustained renter demand and pricing power
- Proximity to major employers underpins leasing depth across worker profiles
- Risks: affordability pressure (high rent-to-income) and mixed safety trends warrant active lease and property management