| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 35th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13633 Doty Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1973 |
| Units | 80 |
| Transaction Date | 1996-04-04 |
| Transaction Price | $1,995,000 |
| Buyer | HALF MOON N2 ASSOCIATES LP |
| Seller | MARKS DALE D |
13633 Doty Ave Hawthorne Multifamily Investment
Neighborhood metrics point to durable renter demand and steady occupancy, according to WDSuite’s CRE market data, with this area showing a deep renter base and competitive positioning within the Los Angeles metro. The thesis centers on renter-occupied concentration and a high-cost ownership landscape that supports lease retention and pricing discipline at the neighborhood level.
The property sits in Hawthorne’s Urban Core within the Los Angeles-Long Beach-Glendale metro, where neighborhood fundamentals score a B+ and rank 510 out of 1,441 metro neighborhoods — above the metro median. For investors, this signals balanced performance with room to outperform through focused operations and capital planning.
Livability drivers are favorable for daily needs: grocery and restaurant density place the neighborhood in the top quartile nationally, and pharmacies also score well versus peer areas. While park access is limited, the concentration of everyday amenities supports renter convenience — a useful lever for retention and leasing velocity in comparable assets.
At the neighborhood level, occupancy is strong and competitive nationally, and about 85% of housing units are renter-occupied — indicating a deep tenant base that tends to support multifamily demand across cycles. Median home values are elevated and rank in the upper decile nationally, which, coupled with a high value-to-income ratio, reinforces renter reliance on multifamily housing rather than ownership, a dynamic that can sustain demand for well-managed assets.
Demographics aggregated within a 3-mile radius show a stable population base with households growing and average household size edging lower over time — a pattern that typically expands the renter pool and supports occupancy stability for smaller unit mixes. Forward-looking projections indicate additional gains in households and incomes by the forecast period, which should deepen the tenant base and underpin rentability relative to broader Los Angeles trends.
Vintage matters: built in 1973, the asset is slightly older than the neighborhood’s average construction year. That age profile often creates value-add potential through interior renovations, common-area upgrades, and system modernization, positioning the property to compete against newer stock while targeting measurable rent and retention lift.
Safety indicators are mixed but trending constructive. The neighborhood’s overall crime rank sits above the metro median among 1,441 Los Angeles-Long Beach-Glendale neighborhoods, suggesting comparative resilience locally, and its property offense profile is in the top half nationally. Violent offense levels track closer to national mid-pack, but year-over-year trends show notable improvement, indicating conditions have been moving in a favorable direction.
For underwriting, this translates to a setting that is competitive at the metro level with improving momentum, while remaining mindful of subcategory variation between property and violent offenses. Street-level conditions can vary within any urban core; site visits and operational best practices remain important complements to the data.
Nearby employers anchor a diverse workforce within easy commuting range, supporting renter demand and retention for workforce-oriented units. The immediate employment base includes Mattel, Southwest Airlines, Symantec, Microsoft, and Air Products & Chemicals.
- Mattel — corporate offices (3.1 miles) — HQ
- Southwest Airlines Counter — airline services (4.5 miles)
- Symantec — software & cybersecurity (6.2 miles)
- Microsoft Offices The Reserves — software offices (6.8 miles)
- Air Products & Chemicals — industrial gases (9.0 miles)
This 80-unit Hawthorne asset benefits from a renter-driven neighborhood where occupancy metrics are competitive nationally and the share of renter-occupied housing is high, supporting depth of demand and leasing stability. Elevated home values and a high value-to-income ratio at the neighborhood level reinforce rental reliance, while strong everyday-amenity density underpins retention. Based on commercial real estate analysis from WDSuite, the area’s positioning within the Los Angeles metro is above the median, providing a defensible backdrop for cash flow.
Constructed in 1973, the property offers a clear value-add path through interior refreshes and building system upgrades to strengthen competitiveness against newer product. Demographics aggregated within a 3-mile radius point to growing households and rising incomes over the forecast period, which typically expand the tenant base and support occupancy stability — particularly for efficiently sized units.
- Renter-centric neighborhood supports demand depth and lease retention
- High-cost ownership market sustains multifamily demand and pricing power
- 1973 vintage allows targeted value-add and system modernization
- Amenity density (grocers, services) enhances livability and retention
- Risks: limited park access, below-average school ratings, and affordability pressure require active lease management