| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 35th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13530 Doty Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1985 |
| Units | 49 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
13530 Doty Ave Hawthorne Multifamily Investment Opportunity
Neighborhood occupancy around the mid-90s and an exceptionally high share of renter-occupied units suggest durable demand drivers for this submarket, according to WDSuite’s CRE market data.
Hawthorne’s Urban Core location offers everyday convenience that supports renter retention. Amenity access ranks in the top quartile among 1,441 Los Angeles metro neighborhoods, with grocery and restaurant density that is competitive nationally. Grocery access, in particular, is among the strongest nationally, reinforcing daily-needs convenience that helps stabilize leasing.
For multifamily fundamentals, the neighborhood’s occupancy is above national averages and the renter-occupied share is very high, indicating a deep tenant base for workforce and market-rate assets. The area’s median home values are elevated relative to incomes (high national percentile for value-to-income ratio), which creates a high-cost ownership market and tends to sustain reliance on rental housing—supportive of pricing power and lease-up velocity in comparable assets.
The property’s 1985 construction is newer than the neighborhood’s average vintage (1976). That positioning can be competitively advantageous versus older stock, while still leaving room for targeted modernization of interiors, common areas, and building systems to drive rent premiums and reduce long-term capital surprises.
Within a 3-mile radius, demographic data show a modest population dip in recent years alongside a slight increase in households, pointing to smaller household sizes and continued demand for rental options. Forward-looking projections indicate population growth and a meaningful increase in households, which suggests a larger tenant base and supports occupancy stability and rent growth potential. Median contract rents and household incomes have been rising, which can support revenue growth, though lease management should account for affordability pressure.
Safety indicators are mixed but improving. The neighborhood sits above national averages for overall safety (national percentile in the mid-60s) and is competitive among Los Angeles neighborhoods (ranked in the stronger half of 1,441). Year over year, both property and violent offense rates are estimated to have declined, which is a constructive trend for renter confidence and lease retention. As always, investors should underwrite to micro-location variability and property-level security measures.
Proximity to a diverse employment base supports weekday demand and reduces commute friction for residents. Nearby employers span consumer brands, airlines, software, cybersecurity, and industrial gases—providing a broad set of white- and blue-collar jobs that can underpin leasing stability.
- Mattel — toys & consumer brands (3.2 miles) — HQ
- Southwest Airlines Counter — airlines (4.5 miles)
- Symantec — cybersecurity (6.2 miles)
- Microsoft Offices The Reserves — software (6.8 miles)
- Air Products & Chemicals — industrial gases (9.0 miles)
13530 Doty Ave offers investors exposure to an Urban Core location with strong daily-needs access and a deep renter pool. Neighborhood occupancy trends are above national averages and the renter-occupied share is very high, while elevated home values relative to incomes reinforce sustained demand for multifamily. The 1985 vintage is newer than the neighborhood norm, positioning the asset competitively versus older stock and creating value-add potential through selective renovations and system upgrades.
According to CRE market data from WDSuite, rising household incomes and projected growth in households within a 3-mile radius point to a larger tenant base over the next cycle. Investors should balance these positives against affordability pressure and local school ratings when setting renewal strategies and amenity programs.
- Deep renter base and above-average neighborhood occupancy support cash-flow stability
- High-cost ownership market sustains rental demand and pricing power
- 1985 vintage provides competitive positioning with clear renovation upside
- Amenity-rich Urban Core location aids retention and leasing velocity
- Risks: affordability pressure and below-average school ratings require careful lease and capex planning