| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 35th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13515 Doty Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1973 |
| Units | 76 |
| Transaction Date | 1996-08-02 |
| Transaction Price | $925,000 |
| Buyer | MURRAY THOMAS M |
| Seller | WEBBER MILO M |
13515 Doty Ave Hawthorne Multifamily Investment
Neighborhood renter-occupied housing is high, supporting a deep tenant base and steady leasing conditions, according to WDSuite’s CRE market data. Occupancy in the area remains healthy for an Urban Core submarket, offering investors stability with room for operational improvements.
Situated in Hawthorne’s Urban Core, the property benefits from strong daily-life amenities. The neighborhood sits in the top quartile nationally for overall amenity access, with grocery, restaurant, cafe, childcare, and pharmacy density comparing favorably to U.S. norms. Park access is limited locally, which may temper outdoor-focused appeal, but everyday convenience remains a clear strength.
For multifamily investors, renter demand fundamentals are solid: the neighborhood’s share of renter-occupied housing is elevated (top percentile nationally), signaling a broad and durable tenant pool. Neighborhood occupancy is above the national median, which supports income stability; however, it is not among the metro’s very top performers, suggesting disciplined leasing and resident retention strategies can still add value. Median contract rents have risen materially over the past five years, consistent with broader Los Angeles patterns noted in WDSuite’s commercial real estate analysis.
Demographics aggregated within a 3-mile radius show households have grown in recent years and are projected to keep increasing through the forecast period, pointing to a larger tenant base over time. After a recent dip, population is expected to modestly expand, while smaller average household sizes imply more households per capita — dynamics that tend to support demand for rental units and occupancy stability.
Home values are high relative to incomes (elevated national value-to-income percentile), reinforcing a high-cost ownership market and sustained reliance on multifamily housing. At the same time, rent-to-income levels indicate affordability pressure for some renter segments, calling for careful lease management and renewal strategies. Average school ratings trail national medians, which may matter less for smaller unit mixes but remains relevant for positioning and marketing.
Vintage context: built in 1973, the asset is slightly older than the neighborhood’s average construction year. That age profile typically warrants capital planning for targeted renovations and systems upgrades, creating potential value-add upside relative to newer competitive stock.
Safety indicators are mixed but show recent improvement. Compared with neighborhoods nationwide, property-related incidents are above the U.S. median, while violent incidents sit closer to the midpoint. Both property and violent offense estimates have declined year over year, a constructive directional signal based on WDSuite’s CRE market data.
Within the Los Angeles-Long Beach-Glendale metro (1,441 neighborhoods), the neighborhood’s crime ranking is above the metro median, indicating a moderate position among peer urban districts rather than a top-tier safety outlier. Investors should underwrite common Urban Core measures (lighting, access control) and continue monitoring trendlines, which have recently moved in a favorable direction.
The surrounding employment base blends headquarters and major office operations, supporting renter demand through commute convenience across entertainment, technology, software, airline services, and industrial gases.
- Mattel — entertainment & consumer products (3.1 miles) — HQ
- Southwest Airlines Counter — airline services (4.4 miles)
- Symantec — cybersecurity (6.2 miles)
- Microsoft Offices The Reserves — software (6.8 miles)
- Air Products & Chemicals — industrial gases (9.0 miles)
This 76-unit, 1973-vintage asset in Hawthorne’s Urban Core is positioned to capture durable renter demand supported by a high neighborhood renter-occupied share and above-median occupancy. Amenity access is a strength, and elevated ownership costs in Los Angeles County help sustain reliance on multifamily housing. According to CRE market data from WDSuite, rent levels and household growth trends in the area align with steady leasing, while the building’s older vintage points to value-add and systems modernization opportunities that can enhance competitiveness.
Investor considerations include managing rent-to-income affordability pressure to support retention, acknowledging limited park access and below-average school ratings in marketing, and planning capital improvements that address an older physical plant. Nearby anchor employers add depth to the renter pool, which supports occupancy stability over the long term.
- High renter concentration supports a deep tenant base and steady demand
- Above-median neighborhood occupancy with strong daily-life amenities
- 1973 vintage enables targeted value-add and systems upgrades
- Proximity to major employers underpins leasing and retention
- Risks: affordability pressure, limited park access, and below-average school ratings