| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 35th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13532 Kornblum Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1973 |
| Units | 30 |
| Transaction Date | 2002-02-28 |
| Transaction Price | $1,400,000 |
| Buyer | DIVERSIFIED HOLDINGS LLC |
| Seller | ROCCA PETER |
13532 Kornblum Ave Hawthorne Multifamily Investment
This 30-unit property sits in a renter-dominated neighborhood where occupancy trends exceed 95% and median rents have climbed 48% over five years, according to CRE market data from WDSuite.
The Kornblum Ave property is located in an Urban Core neighborhood rated B+ among 1,441 neighborhoods in the Los Angeles-Long Beach-Glendale metro. Demographic statistics aggregated within a 3-mile radius show a renter-occupied share of 58.3%, with over 89,000 households and a projected increase of 37% in total households by 2028, expanding the tenant base and supporting occupancy stability. Median household income stands at $83,454 and is forecast to grow 35% over the next five years, reinforcing lease retention and pricing power.
Neighborhood-level occupancy sits at 95.1%, ranking in the 71st percentile nationally and above the metro median, reflecting strong absorption and tenant demand. Median contract rent of $1,632 ranks in the 83rd percentile nationwide, with five-year rent growth of 48%. Elevated home values—$601,582 at the neighborhood level, in the 89th percentile nationally—limit accessibility to ownership and sustain rental demand, reinforcing renter reliance on multifamily housing. The rent-to-income ratio is moderate at 0.31, supporting affordability for the existing tenant pool and reducing retention risk.
The property was constructed in 1973, older than the neighborhood average of 1976. This vintage presents capital expenditure considerations and potential value-add upside through renovation or unit upgrades. Amenity density ranks in the top quartile nationally, with 9.46 grocery stores per square mile (99th percentile) and 4.05 childcare centers per square mile (98th percentile), enhancing tenant appeal and retention in a competitive urban rental market.
The neighborhood's 85% renter-occupied share ranks 23rd among 1,441 metro neighborhoods (99th percentile nationally), indicating a deep and stable tenant base. Forward-looking demographic trends show population growth of 2.1% through 2028, with household growth of 37%, driven by increased renter-occupied units. These dynamics support sustained multifamily demand and leasing stability in a supply-constrained urban corridor.
Safety trends in the neighborhood reflect a competitive profile for the metro. Property crime is estimated at 99.8 incidents per 100,000 residents, ranking 243rd among 1,441 neighborhoods (66th percentile nationally), indicating above-average conditions relative to other metro neighborhoods. Violent crime is estimated at 49.1 incidents per 100,000 residents, ranking 760th (43rd percentile nationally), near the metro median.
Notably, both property and violent crime rates have declined year-over-year—property crime down 16% and violent crime down 59%—with the violent crime trend ranking in the 89th percentile nationally for improvement. These downward trajectories suggest stabilizing conditions that may support tenant retention and leasing velocity over time. Investors should monitor neighborhood-level crime data as part of ongoing asset management and risk assessment.
The property benefits from proximity to major corporate employers that support workforce housing demand and commute convenience, including Mattel's headquarters and offices for Southwest Airlines, Symantec, and Microsoft.
- Mattel — toy manufacturing & corporate headquarters (3.3 miles) — HQ
- Southwest Airlines Counter — airline operations (4.6 miles)
- Symantec — cybersecurity & software (6.3 miles)
- Microsoft Offices The Reserves — technology & software (6.9 miles)
- Activision Blizzard — video game development & corporate headquarters (10.2 miles) — HQ
This 30-unit property in Hawthorne offers exposure to a renter-concentrated Urban Core neighborhood where occupancy trends exceed 95% and median rents have increased 48% over five years. The neighborhood's 85% renter-occupied share ranks in the 99th percentile nationally, signaling a deep tenant base and sustained multifamily demand. Demographic projections show household growth of 37% and median income growth of 35% through 2028, expanding the renter pool and supporting lease retention. Elevated home values in the 89th percentile nationwide reinforce rental demand by limiting ownership accessibility, while moderate rent-to-income ratios reduce affordability pressure.
The property was built in 1973, presenting capital planning considerations and potential value-add upside through strategic renovation or unit upgrades. Amenity density ranks in the top quartile nationally, with exceptional access to grocery stores and childcare, enhancing tenant appeal. Crime trends have improved year-over-year, with violent crime down 59%, ranking in the 89th percentile nationally for improvement. Proximity to major employers including Mattel's headquarters (3.3 miles) and Southwest Airlines, Symantec, and Microsoft offices supports workforce housing demand and commute convenience.
- Neighborhood occupancy above 95% and renter concentration in the 99th percentile nationally support stable absorption and tenant demand
- Median rents up 48% over five years, with forecast household growth of 37% and income growth of 35% through 2028 expanding the tenant base
- 1973 vintage offers value-add potential through renovation; investors should plan for capital expenditure and deferred maintenance
- Top-quartile amenity density and proximity to major corporate employers enhance tenant appeal and lease retention
- Crime trends improving year-over-year; violent crime down 59%, ranking in the 89th percentile nationally for improvement