| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 35th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13632 Kornblum Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1986 |
| Units | 25 |
| Transaction Date | 1997-09-19 |
| Transaction Price | $113,500 |
| Buyer | WUERTH MONICA I |
| Seller | SOUTH BAY SHORE |
13632 Kornblum Ave Hawthorne Multifamily Investment
Renter concentration is high in the surrounding neighborhood and occupancy has been resilient, according to CRE market data from WDSuite, supporting stable tenant demand for a 25-unit asset. Newer-than-average 1986 construction offers competitive positioning versus older local stock while still allowing for targeted modernization.
The property sits in an Urban Core location within the Los Angeles-Long Beach-Glendale metro, rated B+ and ranked 510 among 1,441 metro neighborhoods—competitive among Los Angeles neighborhoods. Neighborhood occupancy stands at 95.1% (71st percentile nationally), indicating steady renter demand and supporting income stability for well-managed assets.
Local amenities are a relative strength: grocery and restaurant densities rank in the upper national percentiles (around the 90th–99th ranges), and childcare access also tests strong. Park access is limited within the immediate area, which may matter for family-oriented leasing strategies; investors often offset this with on-site features or partnerships with nearby amenities.
Tenure patterns favor rentals: the neighborhood shows a very high share of renter-occupied housing units (99th percentile nationally), pointing to a deep tenant base and consistent multifamily demand. Median contract rents benchmark above most U.S. neighborhoods, and the neighborhood’s NOI per unit performance trends in the top quartile nationally, suggesting the submarket can support professional operations and disciplined expense control.
Within a 3-mile radius, recent trends show a modest decline in population but a slight increase in households, with forecasts calling for population growth and a notable increase in households alongside smaller average household sizes. This combination typically expands the renter pool and supports occupancy stability as more, smaller households seek professionally managed apartments. Elevated home values relative to national norms indicate a high-cost ownership market, which can reinforce reliance on multifamily housing and sustain pricing power; however, a rent-to-income ratio near one-third signals affordability pressure that warrants attentive lease management and renewal strategies.
Schools in the area score below national averages, which can influence unit mix and marketing toward segments less sensitive to school ratings. The asset’s 1986 vintage is newer than the neighborhood’s average construction year, providing a competitive edge versus older product while still leaving room for value-add upgrades to exteriors, common areas, or building systems as needed.
Safety indicators for the neighborhood are around the metro middle of the pack among 1,441 Los Angeles neighborhoods, and compare modestly better than the national median (64th percentile nationally). Recent year-over-year trends show declines in both violent and property offense estimates, suggesting improving conditions. As with any Urban Core location, investors should underwrite routine security measures and lighting improvements and monitor trend data rather than relying on block-level impressions.
Proximity to established employers helps support renter demand and retention through shorter commutes. Nearby corporate offices span entertainment, technology, and transportation, including Mattel, Southwest Airlines, Symantec, Microsoft, and Air Products & Chemicals.
- Mattel — consumer products HQ (3.3 miles) — HQ
- Southwest Airlines Counter — air transportation services (4.6 miles)
- Symantec — cybersecurity offices (6.3 miles)
- Microsoft Offices The Reserves — technology offices (7.0 miles)
- Air Products & Chemicals — industrial gases offices (8.8 miles)
13632 Kornblum Ave benefits from a renter-heavy neighborhood with occupancy around 95%, strong amenity access, and elevated ownership costs that keep multifamily housing central to local living patterns. Based on CRE market data from WDSuite, the surrounding area ranks above national medians on occupancy and NOI-per-unit, signaling durable demand for well-operated assets.
Constructed in 1986, the property is newer than much of the nearby stock, offering a competitive edge versus older buildings while leaving practical opportunities for targeted value-add—such as systems modernization or common-area enhancements—to drive rent competitiveness and retention. Investors should also plan for affordability-sensitive leasing given a higher rent-to-income burden in the neighborhood and consider the limited park access and below-average school ratings when shaping amenities and marketing.
- High renter concentration and above-median occupancy support a deep tenant base
- 1986 vintage competes well versus older stock with value-add upside
- Amenity-rich Urban Core location with strong grocery, dining, and childcare access
- Elevated home values reinforce rental demand and pricing power potential
- Risks: affordability pressure (rent-to-income), limited parks, and lower school ratings