| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 35th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13529 Doty Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1987 |
| Units | 41 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
13529 Doty Ave Hawthorne Multifamily Investment
High renter concentration and steady neighborhood occupancy point to durable tenant demand in Hawthorne, according to WDSuite’s CRE market data. The area’s high-cost ownership market further supports reliance on multifamily rentals.
The property sits in an Urban Core pocket of Hawthorne with everyday conveniences close by. Neighborhood amenities trend strong for daily needs — grocery and pharmacy density rank in the top tier nationally — while cafes and restaurants are plentiful. Park access is limited, which may modestly affect outdoor lifestyle appeal for some renters.
Occupancy in the neighborhood is about 95%, indicating stable leasing fundamentals. A very high share of housing units are renter-occupied, signaling a deep tenant base and support for multifamily demand. Median home values are elevated relative to incomes, which tends to sustain rental demand and can aid retention for competitively positioned assets.
The average construction year in the surrounding area skews late-1970s; at 1987, this asset is newer than much of the local stock. That positioning can be competitive versus older properties, though investors should still plan for system updates and targeted renovations to maintain curb appeal and NOI.
Within a 3-mile radius, recent trends show households edging higher even as population was roughly flat, suggesting smaller household sizes and a gradual renter pool expansion. Forward-looking projections point to additional household growth, which supports occupancy stability and leasing velocity. Based on WDSuite’s commercial real estate analysis, school ratings run below the national median in this neighborhood, so unit mix and amenity strategy should prioritize renter segments less driven by K–12 considerations.
Safety conditions benchmark near the metro middle — the neighborhood’s crime rank is roughly 580 out of 1,441 Los Angeles–area neighborhoods — while nationally it reads modestly above average. Recent data also indicates year-over-year declines in both property and violent offenses, which is a constructive trend to monitor rather than a conclusion.
For underwriting, this context supports standard security and lighting investments and routine engagement with property management best practices, rather than assumptions of outsized risk or outsized safety. Comparisons should be made against nearby Los Angeles submarkets with similar urban density.
Proximity to major employers underpins workforce housing demand and supports retention through commute convenience. Nearby anchors include Mattel, Southwest Airlines facilities, Symantec, Microsoft offices, and Air Products & Chemicals.
- Mattel — toys & entertainment HQ (3.1 miles) — HQ
- Southwest Airlines Counter — airline operations (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 41-unit asset (built 1987, average unit size ~848 SF) benefits from a renter-heavy neighborhood, steady occupancy around the mid‑90s, and amenity access that supports day-to-day living. Elevated home values relative to local incomes indicate a high-cost ownership market, reinforcing reliance on multifamily housing and providing depth to the tenant base. According to CRE market data from WDSuite, operating performance in similar urban Los Angeles pockets has held above national medians, with neighborhood NOI per unit and occupancy tracking favorably.
Relative to much of the 1970s-era competitive set, the 1987 vintage can compete on functionality, though investors should plan for mid-life system upgrades and targeted common-area refreshes to protect pricing power. Subdued school ratings and limited park access warrant a focus on in-building amenities and unit finishes that appeal to working households and commuters, while rent-to-income dynamics suggest thoughtful lease management to balance growth with retention.
- Renter-heavy neighborhood and mid‑90s occupancy support durable leasing
- 1987 vintage offers competitive edge versus older local stock with targeted capex
- Elevated ownership costs bolster multifamily demand and potential retention
- Nearby corporate anchors provide steady employment base for tenants
- Risks: below-median school ratings, limited parks, and affordability pressure require active lease and amenity strategy