| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 35th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13533 Lemoli Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1988 |
| Units | 27 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
13533 Lemoli Ave Hawthorne Multifamily Investment
Neighborhood fundamentals point to durable renter demand and above-median occupancy, according to WDSuite's CRE market data. For investors, that supports income stability while allowing for disciplined value-add planning.
Hawthorne's Urban Core setting scores a B+ among Los Angeles-Long Beach-Glendale neighborhoods (ranked 510 out of 1,441), signaling balanced livability with investor-relevant conveniences. Daily-needs access is a strength: grocery and restaurant density sit in high national percentiles, which tends to support resident retention and leasing velocity for workforce-oriented assets.
At the neighborhood level, occupancy is above the national median and remains competitive in the metro, which can underpin steady cash flow for a 27-unit property. The share of renter-occupied housing units is exceptionally high (top national percentiles), indicating a deep tenant base and sustained multifamily demand rather than reliance on a thin pool of prospects.
Home values in this part of Los Angeles County are elevated relative to incomes (high national percentile for value-to-income), which typically sustains reliance on multifamily housing and supports pricing power when managed carefully. Conversely, rent-to-income metrics indicate some affordability pressure; thoughtful lease management and renewal strategies can help maintain occupancy and limit turnover costs.
Amenities are a relative advantage (amenity rank in the stronger tier of the metro), including abundant groceries, pharmacies, cafes, and childcare options. School ratings trend below the national median, which is a consideration for family renters, and the limited park acreage suggests outdoor space within the property may be valued by residents. These factors frame a pragmatic leasing strategy focused on convenience-driven demand.
Safety indicators are mixed but improving in key areas. Broad crime measures are above the national median and above the metro median (crime rank 580 out of 1,441 Los Angeles neighborhoods), suggesting comparatively favorable conditions within the region. Property-related offenses align with this relative strength nationally.
Violent incident measures sit closer to the national middle, but recent year-over-year trends show meaningful improvement (violent offense change ranks in a strong national percentile). For investors, the directional improvement reduces downside risk to leasing and can support marketing narratives, while ongoing monitoring of submarket trends remains prudent.
Proximity to major employers supports a broad renter pool and commute convenience, with concentrations in corporate offices and tech. Nearby anchors include Mattel, Southwest Airlines operations, Symantec, Microsoft offices, and Air Products & Chemicals.
- Mattel — corporate offices (3.6 miles) — HQ
- Southwest Airlines Counter — corporate offices (4.8 miles)
- Symantec — corporate offices (6.4 miles)
- Microsoft Offices The Reserves — corporate offices (7.2 miles)
- Air Products & Chemicals — corporate offices (8.7 miles)
Built in 1988, the property is newer than the neighborhood's average vintage, offering relative competitiveness versus older stock while leaving room for targeted system upgrades or common-area refreshes. Neighborhood occupancy sits above the national median and renter concentration is among the highest nationally, supporting a stable tenant base for a 27-unit asset.
Elevated ownership costs in the area reinforce reliance on rentals, and daily-needs access is strong, aiding retention and leasing. According to CRE market data from WDSuite, submarket-level trends point to steady occupancy with potential to capture demand from nearby employment nodes. Within a 3-mile radius, forward-looking projections indicate increases in households alongside smaller average household sizes, which can expand the renter pool and support long-term cash flow durability.
- Above-median neighborhood occupancy and very high renter-occupied share support demand depth
- 1988 vintage provides a competitive edge versus older local stock with selective value-add upside
- Strong daily-needs amenities and proximity to major employers aid leasing and retention
- Elevated ownership costs in Los Angeles County sustain renter reliance and pricing power
- Risks: affordability pressure (rent-to-income), below-median school ratings, and limited park space