| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 35th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13616 Cerise Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1985 |
| Units | 24 |
| Transaction Date | 2005-11-07 |
| Transaction Price | $2,575,000 |
| Buyer | AGRA ASSET MANAGEMENT LP |
| Seller | MONARK LP |
13616 Cerise Ave Hawthorne Multifamily Investment
Positioned in an Urban Core pocket with steady neighborhood occupancy and a deep renter base, this 24‑unit asset benefits from durable renter demand, according to WDSuite’s CRE market data. Newer-than-area-average vintage supports competitiveness versus older stock while allowing targeted value-add to drive returns.
Livability and daily convenience are strong for this Hawthorne address. Neighborhood amenities score in the upper tiers nationally, with groceries, restaurants, cafes, and pharmacies concentrated at levels that place the area among the stronger convenience clusters across the country (grocery and dining densities each in the 90th percentile or higher). Childcare access also ranks high, supporting working households. The notable tradeoff is limited park access, which trails most peer neighborhoods.
From an investment perspective, neighborhood occupancy is 95.1% and remains above metro median among 1,441 Los Angeles-Long Beach-Glendale neighborhoods, reinforcing leasing stability at the submarket level. The share of housing units that are renter-occupied is elevated at 84.9% (top decile metro-wide), signaling a large and reliable tenant pool for multifamily. These are neighborhood metrics, not property figures, but they frame demand depth for comparable assets.
Asset vintage matters here. The neighborhood’s average construction year is 1976 (ranked above metro median out of 1,441), while the subject property was built in 1985. Being newer than the local average can enhance competitive positioning versus older buildings, though investors should still plan for modernization of systems and selective renovations to capture rent premiums.
Demographic statistics are aggregated within a 3‑mile radius. Over the prior five years, population edged down slightly while median incomes rose and average household size began to trend lower. Looking ahead, forecasts indicate modest population growth, a meaningful increase in households, and further income gains — dynamics that typically expand the renter pool and support occupancy stability for well-located multifamily. Median home values in the neighborhood are elevated relative to local incomes (high national percentile for value-to-income), which tends to sustain reliance on rental housing and can support pricing power. At the same time, rent-to-income ratios sit on the higher side nationally, warranting careful lease management to mitigate affordability pressure.
Schools in the area rate below national averages, which may temper demand from some family renters; however, the neighborhood’s amenity access and employment connectivity remain competitive among Los Angeles neighborhoods. Taken together, these factors present a balanced backdrop for multifamily performance, based on commercial real estate analysis using WDSuite’s market dataset.
Safety context, framed comparatively: The neighborhood’s crime profile sits above the national middle (crime safety in the 64th percentile nationally), and it is competitive among Los Angeles-Long Beach-Glendale neighborhoods (rank indicates above metro median out of 1,441). Recent data also show year-over-year declines in both property and violent offenses, which is a constructive directional trend for resident retention.
These figures reflect neighborhood-level patterns rather than block-specific conditions, and investors should validate with on-the-ground diligence and current police reports to confirm trend continuity.
Nearby employers provide a diversified white-collar and operations-oriented employment base that supports renter demand and commute convenience, including Mattel, Southwest Airlines, Symantec, Microsoft, and Air Products & Chemicals.
- Mattel — consumer products HQ & corporate offices (3.5 miles) — HQ
- Southwest Airlines Counter — airline operations (4.8 miles)
- Symantec — cybersecurity offices (6.4 miles)
- Microsoft Offices The Reserves — software offices (7.1 miles)
- Air Products & Chemicals — industrial gases offices (8.7 miles)
13616 Cerise Ave offers a 1985-vintage, 24‑unit footprint in a renter-heavy Urban Core neighborhood where occupancy is solid and amenity access is strong. Being newer than the neighborhood’s average construction year positions the asset to outperform older local stock with targeted value-add, while elevated home values relative to income help sustain rental demand. According to CRE market data from WDSuite, the neighborhood’s renter concentration and above-median occupancy support leasing stability, though investors should account for affordability pressure and school quality when underwriting.
Within a 3‑mile radius, forecasts point to modest population growth, a larger household count, higher median incomes, and rising market rents — conditions that typically expand the renter pool and underpin cash flow durability for well-managed multifamily. Proximity to major employers further supports retention and absorption.
- Renter-heavy neighborhood with above-median occupancy supports demand stability
- 1985 vintage offers competitive edge over older local stock with value-add potential
- Elevated ownership costs reinforce reliance on rentals, aiding pricing power
- Amenity-rich location and employer access bolster leasing and retention
- Risks: affordability pressure, lower school ratings, and limited park access warrant conservative underwriting