| 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 Opportunity
Neighborhood occupancy trends remain steady and renter demand is reinforced by a high-cost ownership market, according to WDSuite s CRE market data. Built 1988, the 27-unit property sits in a corridor where stable tenancy and proximity to major employers support durable cash flow fundamentals.
Situated in Hawthorne s Urban Core, the property benefits from a renter-driven location with strong daily conveniences. Grocery and pharmacy access are robust (both around the 90th–99th national percentiles), while cafes and restaurants also track above national medians. Park access is limited locally, which places greater emphasis on on-site and nearby private amenities for resident appeal.
Occupancy for the neighborhood is above the national median (71st percentile), a constructive backdrop for leasing stability. Median contract rents in the area have advanced over the past five years, and the neighborhood s housing metrics score in the upper tier metro-wide (B+ neighborhood rating, competitive among 1,441 Los Angeles-Long Beach-Glendale neighborhoods). With 1988 construction versus a 1976 neighborhood average, the asset is newer than much of the nearby stock a relative competitive advantage, though investors should still plan for system modernization typical of late-1980s buildings.
Within a 3-mile radius, 59% of housing units are renter-occupied, indicating a deep tenant base and sustained demand for multifamily product. Population has been roughly stable with a slight recent dip, while forecasts point to modest population growth ahead and a notable increase in households alongside smaller average household sizes. For investors, this suggests a gradually expanding renter pool that supports occupancy and lease-up consistency.
Home values in the neighborhood trend elevated relative to incomes (high national percentile for value-to-income), which typically sustains reliance on rentals and helps pricing power when managed carefully. At the same time, rent-to-income metrics near 0.31 warrant prudent lease management to mitigate affordability pressure and support retention. Overall, amenity density and commuter access underpin livability, while the area s renter concentration and occupancy profile remain favorable for multifamily operations based on commercial real estate analysis from WDSuite.
Safety signals are mixed but improving on key measures. The neighborhood compares above the metro median for overall crime relative to 1,441 Los Angeles-Long Beach-Glendale neighborhoods, and it sits around the mid-60s nationally by safety percentile indicating better-than-average conditions compared with neighborhoods nationwide.
Recent trend data show year-over-year declines in both property and violent offense estimates, which is a constructive indicator for resident retention and leasing stability. As with any urban core location, conditions can vary block to block; investors typically underwrite to submarket-level trends and property-specific measures (access control, lighting, and management presence) rather than isolated incidents.
Proximity to major corporate employers supports a broad commuter tenant base and reduces turnover risk. Nearby hubs include media and toy manufacturing, airlines, and technology offices.
- Mattel consumer products/HQ functions (3.6 miles) HQ
- Southwest Airlines Counter airline services (4.8 miles)
- Symantec cybersecurity offices (6.4 miles)
- Microsoft Offices The Reserves technology offices (7.2 miles)
- Activision Blizzard video game publishing (10.4 miles) HQ
13533 Lemoli Ave combines late-1980s construction (1988) with a renter-heavy urban setting where neighborhood occupancy trends are above the national median. Elevated home values relative to incomes reinforce reliance on rentals, while a deep 3-mile renter pool supports absorption and lease stability. According to CRE market data from WDSuite, amenity access is strong and recent offense estimates have moved lower, factors that can aid retention when paired with competent management.
Forward-looking demographics within 3 miles point to modest population growth, an increase in households, and smaller household sizes a setup that typically expands the tenant base. The asset s vintage is newer than much of the nearby stock, offering relative competitiveness, though planning for system updates and selective value-add remains prudent. Affordability pressures (rent-to-income near 0.31) and limited park access are key underwriting considerations, balanced by employer proximity and steady neighborhood occupancy.
- Renter-driven location with above-median neighborhood occupancy supporting leasing stability
- 1988 vintage is newer than area average, offering competitive positioning with targeted upgrades
- Elevated home values sustain rental demand and pricing power potential when managed carefully
- Employer proximity (toys, airlines, tech, media) underpins a diverse commuter tenant base
- Risks: limited park access, below-average school ratings, and affordability pressure require active asset management