| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 25th | Poor |
| Amenities | 46th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13325 Kornblum Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1985 |
| Units | 49 |
| Transaction Date | 2025-09-03 |
| Transaction Price | $9,025,000 |
| Buyer | VITA ON KORNBLUM LLC |
| Seller | STANLEY AND CLAIRE KAPLAN ADMINISTRATIVE |
13325 Kornblum Ave Hawthorne Multifamily Investment
Neighborhood occupancy remains elevated, supporting stable renter demand, according to WDSuite’s CRE market data. With a deep renter base and a high-cost ownership market in Los Angeles County, this location favors durable leasing fundamentals.
Positioned in Hawthorne’s Urban Core, the asset benefits from a renter-driven neighborhood and metro-scale connectivity. Neighborhood occupancy is strong and competitive among the 1,441 Los Angeles-Long Beach-Glendale neighborhoods, contributing to stability even through cycles. Parks access ranks in the top tier nationally, while daily conveniences like grocery and pharmacy options are thinner within the immediate area, so residents often look to nearby corridors for retail.
The area’s housing stock skews older than the property. With a neighborhood average construction year of 1966 versus this community’s 1985 vintage, the asset is relatively newer, which can enhance competitive positioning versus older buildings; investors should still plan for system updates and selective renovations typical for 1980s product.
Renter concentration is exceptionally high (share of housing units that are renter-occupied), pointing to a sizable tenant pool and depth of demand for multifamily. Median home values are elevated for the area, reinforcing renter reliance on multifamily housing and supporting pricing power relative to lower-cost ownership submarkets. School ratings track below national norms, which may influence unit mix performance for family-oriented demand and should be considered in underwriting.
Demographic statistics aggregated within a 3-mile radius indicate households have inched higher despite modest population softness, and projections show a further increase in households alongside smaller average household sizes over the next five years. This typically broadens the renter pool and supports occupancy stability; based on CRE market data from WDSuite, rent levels in the area have trended upward, aligning with sustained multifamily property research signals on demand.
Safety indicators are mixed when compared with both the metro and national landscape. Overall crime ranks below the metro median among 1,441 Los Angeles-Long Beach-Glendale neighborhoods, indicating comparatively heavier incident rates, yet selected measures such as property and violent offense levels sit around the middle to above-median range nationally. Recent year-over-year changes suggest some volatility, so prudent operators typically account for security measures and resident engagement to support retention.
The employment base nearby spans consumer products, technology, industrials, and air travel, supporting a broad workforce renter pool and commute convenience for residents. The list below highlights notable employers within roughly 3–11 miles that underpin demand for stable, workforce-oriented leasing.
- Mattel — toys & entertainment (3.2 miles) — HQ
- Southwest Airlines Counter — airline operations (4.4 miles)
- Symantec — cybersecurity (6.1 miles)
- Microsoft Offices The Reserves — software (6.7 miles)
- Air Products & Chemicals — industrial gases (9.1 miles)
This 49-unit, 1985-vintage asset offers relative competitiveness against an older neighborhood housing stock while tapping a renter-heavy base that supports durable occupancy. The surrounding area reports strong neighborhood occupancy and a high-cost ownership landscape, both of which reinforce reliance on multifamily rentals and can aid pricing power and lease retention. According to commercial real estate analysis from WDSuite, rents in the broader area have been advancing, consistent with sustained renter demand and limited near-term ownership alternatives.
Within a 3-mile radius, households are projected to increase as average household size trends smaller, expanding the renter pool and supporting long-run leasing. Operators should plan for targeted capital to modernize 1980s systems and finishes, and manage affordability pressure where rent-to-income ratios are elevated to protect occupancy and retention. Local amenities skew toward parks and open space rather than daily retail, suggesting value in emphasizing on-site conveniences and resident services.
- Renter-heavy neighborhood and strong occupancy support stable cash flow potential
- 1985 vintage offers competitive positioning versus older stock with value-add upside
- High-cost ownership market reinforces multifamily demand and pricing power
- 3-mile household growth and smaller household sizes expand the renter pool
- Risks: affordability pressure, below-average school ratings, and variable safety indicators