| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 35th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13520 Doty Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1987 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
13520 Doty Ave Hawthorne CA Multifamily Investment
Neighborhood-level occupancy remains solid and renter demand is deep, according to WDSuite’s CRE market data, positioning this asset for stable leasing in a high-cost ownership pocket of Los Angeles County.
Located in Hawthorne’s Urban Core, the property benefits from a renter-driven neighborhood where an estimated 84.9% of housing units are renter-occupied. For investors, that concentration signals a broad tenant base and supports demand depth for multifamily across cycles. Neighborhood occupancy is reported at 95.1% (for the neighborhood, not the property), indicating steady absorption and leasing stability relative to many urban Los Angeles subareas.
Daily needs are well covered: grocery coverage is strong (near the top nationally), and the area offers dense restaurant and cafe options, with childcare access also ranking high. This cluster of amenities supports retention and reduces friction for working households. The absence of nearby parks stands out and may modestly weigh on lifestyle appeal, but for workforce renters, proximity to essentials tends to matter most for day-to-day livability.
Housing context points to durable rental demand. Elevated home values at the neighborhood level, coupled with a high value-to-income ratio, reflect a high-cost ownership market that sustains reliance on rental housing and can underpin pricing power for competitive units. Rent-to-income around 31% suggests some affordability pressure, reinforcing the importance of asset-specific value and management to support retention.
Education quality averages are below national norms, which can be a consideration for family households, yet the neighborhood’s overall rating (B+) and above-median amenity access help balance the profile. Local NOI per unit performance sits above the national median, and the neighborhood ranks above the metro median among 1,441 Los Angeles neighborhoods—indicative of competitive fundamentals without depending on outsized growth assumptions.
Within a 3-mile radius, demographics show a modest recent population dip but forecasts indicate population growth alongside a notable increase in households and smaller average household sizes. For investors, that pattern expands the renter pool and can support occupancy stability and leasing velocity, particularly for well-managed, mid-size communities.
Neighborhood safety metrics are mixed but trending favorably. The area is competitive among Los Angeles neighborhoods (ranked 580 out of 1,441), and sits above the national average for property safety (around the 66th percentile nationwide). Violent crime benchmarks are closer to the national middle, but recent year-over-year estimates show meaningful declines for both property and violent offenses, signaling directional improvement rather than deterioration.
As with any urban infill location, performance will vary block to block. The take‑away for investors is that current readings are broadly in line with many Los Angeles submarkets, with recent trendlines improving, which can support renter confidence and renewal outcomes over time.
Proximity to major employers supports a diverse workforce tenant base and convenient commutes, anchored by corporate offices and technology firms including Mattel, Southwest Airlines, Symantec, Microsoft, and Air Products & Chemicals.
- Mattel — corporate offices (3.2 miles) — HQ
- Southwest Airlines Counter — airline operations (4.5 miles)
- Symantec — software/security (6.2 miles)
- Microsoft Offices The Reserves — technology (6.8 miles)
- Air Products & Chemicals — industrial gases (9.0 miles)
Built in 1987, the asset is newer than the neighborhood’s average vintage from the mid‑1970s, offering relative competitiveness versus older stock while leaving room for targeted system updates or common‑area refreshes as part of a value‑creation plan. Neighborhood occupancy is healthy and the renter-occupied share is high, indicating a large tenant base and steady lease-up prospects for well-positioned units. Elevated home values within the neighborhood sustain reliance on multifamily housing, supporting pricing resilience for assets that deliver practical quality and convenience.
Within a 3‑mile radius, forecasts point to renewed population growth and a significant increase in households alongside smaller average household sizes—an investor-relevant pattern that expands the renter pool and can support occupancy stability. According to commercial real estate analysis from WDSuite, amenity density is strong by national standards, which helps retention even as local school scores and limited park access present considerations for some cohorts. Managing affordability pressure and emphasizing in‑unit livability and operational efficiency should help balance retention risk against the area’s structural rental demand.
- Renter-driven neighborhood with healthy occupancy supports stable leasing
- 1987 vintage offers competitive position versus older local stock with selective upgrade upside
- High-cost ownership market reinforces multifamily demand and pricing power
- 3-mile forecasts show household growth and smaller household sizes, expanding the renter pool
- Risks: lower school ratings, limited park access, and affordability pressure require thoughtful asset management