| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 35th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13528 Lemoli Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1986 |
| Units | 22 |
| Transaction Date | 1996-03-05 |
| Transaction Price | $835,000 |
| Buyer | LING PAUL SIONG KUONG |
| Seller | -LEMOLI PACIFIC-COAST |
13528 Lemoli Ave Hawthorne Multifamily Investment
This 22-unit property sits in a neighborhood with 95.1% occupancy and 85% renter-occupied units, indicating strong rental demand. Commercial real estate analysis from WDSuite shows the area ranks in the top quartile nationally for rental share among 1,441 metro neighborhoods.
The Hawthorne neighborhood demonstrates strong fundamentals for multifamily investors, with 95.1% occupancy rates and an exceptional 85% share of renter-occupied housing units—ranking in the top quartile nationally among 1,441 Los Angeles metro neighborhoods. This high rental concentration creates a stable tenant base and reduces competition from ownership alternatives.
Built in 1986, this property aligns with the neighborhood's average construction year of 1976, suggesting consistent building stock that may present value-add renovation opportunities for investors seeking to modernize units and capture higher rents. The area's median contract rent of $1,632 has grown 48% over five years, outpacing many comparable markets.
Demographics within a 3-mile radius show a population of approximately 281,000 residents with median household income of $79,533. The area benefits from high amenity density, ranking in the 90th percentile nationally for restaurants and cafes per square mile, which supports tenant retention. However, investors should note the rent-to-income ratio of 0.31 suggests some affordability pressure that may require careful lease management.
The neighborhood's B+ rating reflects above-average housing fundamentals, though school ratings average 1.75 out of 5, which may limit appeal to family renters. Forward-looking demographics project modest population growth with household formation supporting continued rental demand through 2028.
Crime metrics show the neighborhood performing moderately relative to the Los Angeles metro area. Property crime rates of 99.8 incidents per 100,000 residents rank in the 66th percentile nationally, indicating above-average safety compared to neighborhoods nationwide. Notably, property crime has declined 15.8% year-over-year, suggesting improving conditions.
Violent crime rates of 49.1 incidents per 100,000 residents place the area near the metro median, with a significant 59% decrease over the past year ranking in the 89th percentile for improvement trends. While not among the safest areas regionally, the positive trajectory in both property and violent crime metrics supports tenant retention and leasing stability.
The property benefits from proximity to major corporate employers that provide workforce housing demand, including toy manufacturer Mattel's headquarters and several Fortune 500 companies within a 10-mile radius.
- Mattel — toy manufacturing headquarters (3.6 miles) — HQ
- Southwest Airlines Counter — aviation services (4.9 miles)
- Symantec — cybersecurity software (6.4 miles)
- Microsoft Offices The Reserves — technology offices (7.2 miles)
- Air Products & Chemicals — industrial gases (8.7 miles)
This 22-unit property in Hawthorne presents a compelling value-add opportunity in a neighborhood with exceptional rental fundamentals. According to CRE market data from WDSuite, the area's 95.1% occupancy rate and 85% renter-occupied housing share create stable demand dynamics that outperform many Los Angeles submarkets. Built in 1986, the property offers renovation upside potential to capture the area's strong rent growth trajectory of 48% over five years.
The location benefits from high amenity density and proximity to major employers like Mattel headquarters, supporting tenant retention and lease-up velocity. Demographics within a 3-mile radius show a stable population base of 281,000 with modest growth projections through 2028, expanding the potential renter pool. However, investors should monitor the rent-to-income ratio of 0.31 and below-average school ratings when planning tenant mix and marketing strategies.
- Strong occupancy fundamentals with 95.1% neighborhood rates and top-quartile rental share
- Value-add renovation potential in 1986 vintage property with modernization upside
- Proximity to major employers including Mattel headquarters supports workforce housing demand
- High amenity density and improving crime trends enhance tenant appeal
- Monitor affordability pressure and school ratings that may limit family renter appeal