| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 35th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13600 Doty Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1984 |
| Units | 49 |
| Transaction Date | 2004-12-08 |
| Transaction Price | $4,900,000 |
| Buyer | Choi Family Trust |
| Seller | Doty Apartments LLC |
13600 Doty Ave, Hawthorne Multifamily Investment
Neighborhood fundamentals point to steady renter demand and mid-90s occupancy, according to WDSuite’s CRE market data. The submarket’s deep renter base and strong amenity access support leasing durability for a 49-unit asset.
Located in Hawthorne within the Los Angeles-Long Beach-Glendale metro, the neighborhood is rated B+ and ranks 510 out of 1,441 metro neighborhoods, signaling competitive positioning among Los Angeles areas. Amenity access is a clear strength: grocery stores and childcare density perform in the top decile nationally, with cafes and restaurants also testing well above national medians. Limited park acreage in the immediate area, however, suggests outdoor space is comparatively scarce and should be offset with on-site features where feasible.
For investors evaluating demand depth, the neighborhood shows a high concentration of renter-occupied housing (top-tier nationally), which supports a sizable tenant base and helps underpin occupancy stability at the neighborhood level. Median home values sit in a high-cost ownership context versus incomes (among the highest national percentiles), which typically sustains reliance on multifamily housing and can support pricing power, while the neighborhood’s rent-to-income profile indicates some affordability pressure that may warrant attentive lease management.
Vintage matters: the property was built in 1984, newer than the neighborhood’s average stock from 1976. That relative youth can provide a competitive edge against older inventory, while still leaving room for targeted modernization and systems upgrades to capture value-add upside.
Demographics within a 3-mile radius show a stable-to-rising renter pool over the next five years, with households projected to increase and average household size trending smaller. This combination generally points to a larger tenant base for studios and smaller two-bedroom formats—which aligns with an average unit size of 724 square feet—supporting absorption and renewal prospects as new renters enter the market.
Safety indicators compare favorably to national averages overall, with property crime measures sitting above the national median for safety and violent crime closer to mid-range nationally. Recent year-over-year trends indicate notable improvement, with estimated violent and property offense rates declining, which can support leasing confidence and retention when paired with proactive on-site security and lighting standards. Within the Los Angeles-Long Beach-Glendale metro, conditions are mixed relative to peers but broadly consistent with an urban core setting.
Nearby corporate nodes help anchor local employment and shorten commutes for renters. Key employers in proximity include Mattel, Southwest Airlines, Symantec, Microsoft, and Air Products & Chemicals—providing varied white- and blue-collar demand drivers that support tenant retention.
- Mattel — toys & entertainment (3.2 miles) — HQ
- Southwest Airlines Counter — airline operations office (4.5 miles)
- Symantec — cybersecurity (6.2 miles)
- Microsoft Offices The Reserves — software (6.9 miles)
- Air Products & Chemicals — industrial gases (9.0 miles)
This 49-unit, 1984-vintage asset benefits from a renter-driven neighborhood with strong amenity access and occupancy strength at the neighborhood level. High-cost ownership conditions in the area tend to reinforce multifamily reliance, while a projected increase in households within 3 miles expands the tenant base and supports long-run leasing stability. Relative to older local stock, the property’s vintage offers competitive positioning with potential value-add through targeted renovations and building systems modernization.
Based on commercial real estate analysis from WDSuite, neighborhood rent levels and rent-to-income dynamics suggest prudent revenue management is important, but the depth of renter-occupied units and proximity to diversified employment corridors support absorption and renewal prospects versus broader metro trends.
- Renter-heavy neighborhood supports a deep tenant base and occupancy stability.
- Newer-than-average 1984 vintage versus local stock provides a competitive edge with value-add potential.
- Strong amenity access and proximity to major employers bolster leasing and retention.
- High-cost ownership market sustains rental demand and potential pricing power.
- Risk: rent-to-income pressure and limited nearby park space call for careful lease and amenity strategy.