| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 35th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13628 Kornblum Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1986 |
| Units | 21 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
13628 Kornblum Ave Hawthorne 21-Unit Value-Add Investment
Situated in an urban core pocket with a high renter concentration, neighborhood occupancy in the mid-90s supports steadier cash flow potential, according to WDSuite’s CRE market data.
The property sits in a B+ rated Urban Core neighborhood that is competitive among Los Angeles-Long Beach-Glendale neighborhoods (ranked 510 of 1,441). For investors, this signals balanced fundamentals with durable renter demand rather than purely cyclical strength.
Amenity access is a relative advantage: grocery and restaurant density ranks in the top quartile nationally, while pharmacies and cafes are also above national medians. Park acreage is limited within the immediate area, so outdoor space and onsite amenities can be differentiators in leasing.
Neighborhood occupancy is above the national median and has held in the low-to-mid 90% range, supporting stability through cycles. The share of housing units that are renter-occupied is very high, indicating a deep tenant base for multifamily product and reinforcing absorption potential for well-positioned assets.
Within a 3-mile radius, recent trends show modest population softness alongside a small increase in households; forward-looking projections point to growth in both population and households, implying a larger renter pool and supporting occupancy resilience. Elevated home values relative to incomes create a high-cost ownership market, which tends to sustain reliance on rental housing and can aid lease retention. Average school ratings trend below national medians, which may place a premium on property-level amenities and management quality to drive retention.
Built in 1986, the asset is newer than the neighborhood’s average vintage from the 1970s, offering a competitive edge versus older stock; investors should still underwrite targeted modernization of systems and common areas to enhance positioning and capture potential rent premiums.
Safety indicators compare favorably to many peer areas: the neighborhood measures above the national median for overall crime safety (64th percentile nationwide), and recent data shows year-over-year declines in both violent and property incidents, based on WDSuite’s datasets. Within the Los Angeles-Long Beach-Glendale metro, it stands at rank 580 out of 1,441 neighborhoods, indicating mid-pack performance that investors should monitor over time.
For underwriting, consider standard security practices and lighting, and track local trendlines rather than single-year readings. Comparative safety can support tenant retention and reduce turnover costs, but performance varies by block and should be validated during site visits and resident feedback.
Nearby corporate offices provide a broad white-collar employment base that supports commuter convenience and multifamily demand, including roles in toys & entertainment, airlines, software, and industrial gases that align with workforce housing needs.
- Mattel — consumer products & entertainment (3.3 miles) — HQ
- Southwest Airlines Counter — airline operations (4.6 miles)
- Symantec — cybersecurity offices (6.3 miles)
- Microsoft Offices The Reserves — software offices (7.0 miles)
- Air Products & Chemicals — industrial gases (8.8 miles)
This 21-unit property offers exposure to an Urban Core submarket with above-median neighborhood occupancy and a very high concentration of renter-occupied housing units—factors that generally support lease-up and retention. Amenity density for daily needs is strong, and elevated ownership costs in the area tend to reinforce reliance on rental housing, supporting pricing power for well-managed assets. According to CRE market data from WDSuite, local safety trends have improved year over year, adding another tailwind for tenant retention.
Constructed in 1986, the asset is newer than much of the surrounding 1970s vintage stock, providing relative competitiveness; selective renovations and system upgrades can further enhance positioning. Within a 3-mile radius, projections for population and household growth point to a larger renter pool over time, though rent-to-income levels suggest careful lease management to mitigate affordability pressures. School ratings run below national medians and park access is limited, so unit finishes, community features, and professional management execution are key to sustaining occupancy and rent performance.
- High renter concentration and above-median neighborhood occupancy support demand durability
- 1986 vintage versus older neighborhood stock offers competitive positioning with value-add upside
- Strong grocery, restaurant, and service amenity density aids leasing and retention
- Forecasted population and household growth within 3 miles expands the tenant base over time
- Risks: affordability pressure (rent-to-income), below-median school ratings, and limited park access require thoughtful lease and amenity strategy