| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 35th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13621 Cerise Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1986 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | $936,000 |
| Buyer | LING PAULSIONG KUONG |
| Seller | LWF CORP |
13621 Cerise Ave Hawthorne Multifamily Investment
Neighborhood occupancy around 95% and a high renter-occupied share point to durable leasing fundamentals, according to WDSuite’s CRE market data. This location serves workforce renters drawn by strong job access and daily conveniences.
Situated in Hawthorne within the Los Angeles metro, the property benefits from an Urban Core setting with amenity access that tests above national norms. Grocery, restaurants, cafés, childcare, and pharmacies score in the upper national percentiles, supporting daily convenience and helping properties sustain traffic and retention. Park access is limited locally, which investors should weigh against the strong private and commercial amenity base.
At the neighborhood level, occupancy is approximately 95.1%, and the share of housing units that are renter-occupied is high (about 84.9%). For multifamily owners, this indicates a deep tenant base and supports ongoing demand for rental units. Average school ratings are below national medians, which can influence renter profiles and unit mix strategy, but convenient access to services and jobs often offsets this for workforce renters.
Relative to the metro’s vintage profile (average construction year near the late 1970s), a 1986 build generally competes well against older 1970s stock, while still requiring capital planning for aging systems or modernization to sharpen positioning.
Demographic indicators aggregated within a 3-mile radius show stable to improving fundamentals for rental demand: households are projected to increase through 2028 while average household size trends slightly smaller. Rising incomes alongside a high-cost ownership environment (elevated home values and a high value-to-income ratio) tend to reinforce reliance on multifamily housing, supporting occupancy stability and pricing power. Neighborhood NOI per unit benchmarks sit above national medians, per WDSuite’s commercial real estate analysis.
Affordability bears monitoring: neighborhood rent-to-income ratios are elevated, which can create retention risk and require disciplined lease management. That said, abundant nearby services (groceries and childcare rank competitively among Los Angeles neighborhoods out of 1,441 total) and strong employment access continue to underpin renter demand.
Safety indicators for the neighborhood are mixed but trending better. The area sits around the 64th percentile nationally for safety, indicating relatively favorable conditions in a nationwide context. Within the Los Angeles metro (1,441 neighborhoods), its crime rank is on the less favorable side of the metro median (lower ranks indicate higher crime), so conditions are not among the metro’s top tier but are improving year over year.
Recent trend data shows notable declines in both property and violent offense estimates over the past year, according to WDSuite, which is constructive for perception and leasing. Investors should evaluate block-level conditions during diligence, but at a macro neighborhood level the trajectory supports stable operations compared with many urban Los Angeles areas.
The location serves a broad workforce tied to nearby corporates across toys and entertainment, airline operations, and software—drivers that support renter demand and commute convenience for multifamily residents.
- Mattel — consumer products/entertainment (3.46 miles) — HQ
- Southwest Airlines Counter — airline operations (4.76 miles)
- Symantec — cybersecurity/software (6.40 miles)
- Microsoft Offices The Reserves — software (7.10 miles)
- Activision Blizzard — gaming & entertainment (10.32 miles) — HQ
13621 Cerise Ave is a 24‑unit, 1986-vintage asset positioned in an amenity-rich Hawthorne neighborhood where renter demand is supported by high renter-occupied share and solid neighborhood occupancy. Elevated ownership costs in the area, combined with proximity to major employers, reinforce reliance on multifamily rentals and help support leasing stability and pricing. Based on CRE market data from WDSuite, neighborhood rent levels and NOI benchmarks sit above national medians, while employer access and daily services underpin day-to-day livability for workforce renters.
The 1986 construction generally competes well against older 1970s stock in this part of Los Angeles, with potential to unlock value through targeted renovations and systems upgrades. Forward demographic indicators within a 3-mile radius point to increasing households and rising incomes through 2028, expanding the tenant base even as retention may require careful affordability and renewal management.
- Durable demand: high neighborhood renter concentration and ~95% occupancy support leasing stability
- Competitive vintage: 1986 build can out-position older 1970s inventory with selective upgrades
- Location fundamentals: strong amenity access and proximity to major employers sustain renter pool
- Key risks: elevated rent-to-income ratios, below-median school ratings, limited park access, and within-metro safety that is not top tier