| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 35th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13611 Doty Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1972 |
| Units | 73 |
| Transaction Date | 1997-04-23 |
| Transaction Price | $1,770,000 |
| Buyer | H K REALTY INC |
| Seller | CALIFORNIA FEDERAL BANK FSB |
13611 Doty Ave Hawthorne Value-Add Multifamily
High renter concentration and steady neighborhood occupancy suggest durable leasing potential, according to WDSuite’s CRE market data.
Located in Hawthorne’s Urban Core, the property sits in a neighborhood rated B+ with occupancy that ranks in the top quartile nationally. This refers to neighborhood-level occupancy, not the subject asset. A very high share of units are renter-occupied locally, indicating depth in the tenant base and support for multifamily demand.
Everyday convenience is a strength: grocery and restaurant density score in the 90th percentile or better nationally, with childcare access also near the top of U.S. neighborhoods. These amenity concentrations typically aid leasing and retention. By contrast, the lack of nearby parks is a known gap and should be weighed in marketing and positioning.
Within a 3-mile radius, households have inched higher in recent years and are projected to grow further, while average household size trends lower. Together, that mix points to a larger renter pool over time and supports occupancy stability. Median contract rents in the neighborhood have risen over the past five years, and WDSuite’s commercial real estate analysis indicates continued renter demand given the area’s high-cost ownership market.
Home values are elevated for the region, and the value-to-income ratio sits in a high national percentile. In practice, a high-cost ownership landscape tends to sustain reliance on rental housing, supporting pricing power and lease-up velocity for well-positioned multifamily assets.
Neighborhood safety indicators are comparatively favorable versus many U.S. neighborhoods, with overall crime measures placing above the national midpoint. Year-over-year trends cited by WDSuite show declining violent and property offense rates in the area, an encouraging directional signal for long-term operations.
These are neighborhood-level readings, not property-specific conditions. Investors should underwrite to local patterns and management practices, using trends and national percentiles as context rather than block-level guarantees.
The address benefits from proximity to a diverse employment base that supports renter demand and commute convenience, including roles in toys and entertainment, airline services, cybersecurity, software, and industrial gases.
- Mattel — toys & entertainment (3.1 miles) — HQ
- Southwest Airlines Counter — airline services (4.4 miles)
- Symantec — cybersecurity (6.2 miles)
- Microsoft Offices The Reserves — software (6.8 miles)
- Air Products & Chemicals — industrial gases (9.0 miles)
Built in 1972, the 73-unit asset offers classic value-add potential: investors can plan for system upgrades and interior renovations to improve competitive positioning against newer stock. At the neighborhood level, occupancy is in the top quartile nationally and the renter-occupied share is exceptionally high, supporting a stable tenant base and leasing durability. According to CRE market data from WDSuite, elevated home values in the area reinforce renter reliance on multifamily housing, while amenity density (groceries, restaurants, childcare) supports day-to-day livability and retention.
Within a 3-mile radius, projections point to increases in households alongside smaller household sizes, which typically expand the renter pool and support occupancy stability over time. Underwriting should account for affordability pressures and school quality variation, but the combination of high renter concentration, strong amenities, and value-add upside creates an actionable long-term thesis.
- Neighborhood occupancy sits in the top quartile nationally, supporting leasing stability.
- Very high renter-occupied share indicates depth of tenant demand for multifamily.
- 1972 vintage offers value-add and capital planning opportunities to capture rent premiums.
- Amenity density (groceries, restaurants, childcare) supports retention and day-to-day convenience.
- Risks: limited park access, varying school ratings, and affordability pressure require proactive leasing and expense management.