| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 35th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13520 Kornblum Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1972 |
| Units | 81 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
13520 Kornblum Ave, Hawthorne CA — Multifamily Investment Context
Stabilized renter demand in an Urban Core pocket of Hawthorne, with neighborhood occupancy around the mid‑90s, according to WDSuite’s CRE market data. Investors can underwrite steady lease-up supported by a deep renter base and strong local amenity access.
Located in the Los Angeles-Long Beach-Glendale metro, the neighborhood is rated B+ and ranks 510 out of 1,441 metro neighborhoods, placing it above the metro median. Amenity access is a relative strength: grocery and restaurant density track in the top decile nationally, and pharmacies and cafes are also above national medians. Limited park access is a known tradeoff, so outdoor space and onsite amenities can matter for retention.
Multifamily fundamentals are competitive among Los Angeles neighborhoods. Neighborhood occupancy is 95.1% (71st percentile nationally), and the renter-occupied share of housing units is 84.9% (99th percentile nationally), indicating a sizable tenant base and depth of demand. Median contract rents at the neighborhood level sit in the low‑$1,600s with meaningful five‑year growth, which supports underwriting for collections and renewal strategies without assuming outsized rent spikes.
Home values are elevated versus national norms and value-to-income ratios are high, reinforcing reliance on rental housing and supporting pricing power for well-positioned assets. School ratings average below national medians, which can impact family renter preferences; investor strategies may favor workforce and young professional segments. These dynamics align with broader commercial real estate analysis showing urban Los Angeles submarkets often balance strong amenity access with tenant affordability management.
Construction vintage in the immediate area averages mid‑1970s. This 1972 asset is slightly older than local stock, pointing to potential value‑add through interior modernization and systems updates to remain competitive against newer comparables.
Safety indicators are mixed but trending positively. The neighborhood’s crime profile sits above the national median (64th percentile for safety), and within the metro it performs above the midpoint compared with 1,441 neighborhoods. Recent data shows property offenses declining roughly 16% year over year and violent offenses down more sharply, signaling improving conditions based on WDSuite s time-series metrics.
Investors typically translate these trends into practical measures: emphasize lighting, access control, and visible maintenance to support resident confidence and retention, while monitoring citywide and precinct-level updates over time. Frame underwriting with neighborhood-relative comps rather than block-level assumptions.
Nearby employment anchors provide a broad white-collar and operations-based workforce within short commutes, supporting renter demand and lease retention. The most relevant within ~3–11 miles include Mattel, Southwest Airlines, Symantec, Microsoft, and Air Products & Chemicals.
- Mattel — corporate offices (3.3 miles) — HQ
- Southwest Airlines Counter — airline operations (4.6 miles)
- Symantec — software & cybersecurity (6.2 miles)
- Microsoft Offices The Reserves — software (6.9 miles)
- Air Products & Chemicals — industrial gases (8.9 miles)
This 81‑unit, 1972 multifamily property benefits from a large renter pool and above-median neighborhood occupancy, with amenity-rich surroundings that support leasing velocity. Elevated ownership costs in the area tend to sustain renter reliance on multifamily housing, which can underpin renewal capture and reduce downtime for well-managed assets.
Within a 3‑mile radius, households are projected to increase and incomes are expected to rise alongside rent levels, pointing to an expanding tenant base and room for targeted upgrades rather than speculative rent assumptions. Based on CRE market data from WDSuite, neighborhood rents and occupancy compare favorably to national medians, while the asset’s older vintage suggests a clear value‑add path through unit renovations and building systems planning. Balance these positives against affordability pressure and variable school quality when shaping resident mix and marketing.
- Deep renter-occupied housing base and above-median occupancy support demand stability.
- Amenity-dense Urban Core location reinforces leasing and renewal potential.
- 1972 vintage offers value-add upside via interior modernization and systems updates.
- 3-mile forecasts indicate more households and higher incomes, expanding the tenant base.
- Risks: affordability pressure, below-median school ratings, and the need for targeted capital planning.