| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 25th | Poor |
| Amenities | 46th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13420 Doty Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1986 |
| Units | 21 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
13420 Doty Ave Hawthorne Multifamily Investment
Neighborhood occupancy is strong and renter demand is deep in this urban-core pocket of Hawthorne, according to WDSuite’s CRE market data, supporting stable leasing conditions at the submarket level. These metrics describe the surrounding neighborhood, not the property itself.
This Urban Core neighborhood in Hawthorne carries a C rating and shows durable renter demand. Neighborhood occupancy is high (ranked 166 of 1,441 in the Los Angeles metro; top quartile nationally), indicating limited turnover and support for stabilized operations at comparable assets. These figures reflect neighborhood conditions, not the specific property.
Livability is mixed but functional for workforce renters. Park access is a relative strength (competitive nationally), while immediate-walk amenities like groceries, pharmacies, and cafes are thinner within the neighborhood grid; residents often rely on nearby corridors for daily needs and services. Average school ratings trend below national norms, which may influence family renter retention strategies.
Housing dynamics favor multifamily demand: renter-occupied share is very high at the neighborhood level (approximately 89% of housing units), pointing to a deep tenant base and consistent leasing velocity. Median contract rents benchmark above many U.S. neighborhoods, while still competitive within the broader Los Angeles metro, helping sustain occupancy when paired with effective leasing and renewal management.
For asset positioning, vintage matters. The property was built in 1986, while the neighborhood’s average construction year skews older (1966). The subject’s later vintage offers relative competitiveness versus older stock, though investors should anticipate routine modernization and systems upgrades typical for 1980s construction to maintain positioning and reduce CapEx volatility.
Demographic statistics are aggregated within a 3-mile radius. Household counts have trended upward with forecasts calling for additional household growth and smaller average household sizes, expanding the renter pool and supporting occupancy stability. Income trends in the area have strengthened in recent years, which can underpin rent levels, though lease management should account for affordability pressure in certain cohorts.
Ownership costs in the surrounding neighborhood are elevated relative to national norms (home values rank in a high national percentile), which generally reinforces renter reliance on multifamily housing and can support pricing power, particularly for well-maintained, strategically renovated units.
Safety indicators are mixed relative to metro and national benchmarks. Overall crime ranks below the Los Angeles metro median among 1,441 neighborhoods, suggesting investors should underwrite prudent security and operating protocols. At the national level, violent-offense indicators sit in a stronger percentile band than overall crime, while property-related incidents track higher than typical, warranting preventive measures and loss-mitigation planning.
Trend data show recent variability in property-offense measures for the neighborhood. Framing this comparatively rather than block-by-block, investors commonly address risk through lighting, access control, and resident engagement, which can support retention and reduce non-recoverable operating costs over time.
The area benefits from a diverse employment base across toys/entertainment, airlines, and technology, supporting commute convenience and steady renter demand. Key nearby employers include Mattel, Southwest Airlines, Symantec, Microsoft, and Air Products & Chemicals.
- Mattel — consumer products/HQ operations (3.1 miles) — HQ
- Southwest Airlines Counter — airlines/operations (4.4 miles)
- Symantec — cybersecurity offices (6.1 miles)
- Microsoft Offices The Reserves — technology offices (6.7 miles)
- Air Products & Chemicals — industrial gases (9.1 miles)
The investment case centers on depth of renter demand, strong neighborhood occupancy, and relative vintage advantages. Based on CRE market data from WDSuite, the surrounding neighborhood sits in the top quartile nationally for occupancy, and renter concentration is high, which together support leasing stability for comparable assets. The 1986 construction offers a competitive edge versus the area’s older stock, while targeted modernization can enhance rentability and reduce near-term CapEx surprises.
Within a 3-mile radius, forecasts point to an increase in households and smaller household sizes, implying a larger renter pool and steady demand for multifamily units. Elevated ownership costs in the neighborhood context help sustain rental reliance and can support pricing power when paired with disciplined lease management. Investors should still underwrite affordability pressure and mixed safety trends with prudent reserves and on-site controls.
- High neighborhood occupancy and deep renter base support stable leasing
- 1986 vintage is newer than area average, with value-add via targeted updates
- Household growth and smaller household sizes expand the renter pool (3-mile radius)
- Elevated ownership costs reinforce multifamily demand and pricing power
- Risk: affordability pressure and mixed safety trends require prudent reserves and management