| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 35th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13700 Lemoli Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1986 |
| Units | 20 |
| Transaction Date | 2003-03-14 |
| Transaction Price | $1,600,000 |
| Buyer | 2300 W El Segundo LP |
| Seller | M/M Tzu-Pen & Li Chen |
13700 Lemoli Ave Hawthorne Multifamily Opportunity
High renter concentration and mid-90s neighborhood occupancy suggest steady tenant demand, according to WDSuite’s CRE market data. Positioning near employment corridors supports durable leasing fundamentals relative to the Los Angeles metro.
The property sits in Hawthorne’s Urban Core, where neighborhood occupancy is about 95% and renter-occupied housing is prevalent. This depth of the renter base supports leasing stability and a consistent pipeline of prospective tenants at the submarket level rather than dependence on a narrow demand pool.
Amenity access is a strength: the neighborhood ranks above metro median for overall amenities, with high national percentiles for grocery, restaurants, cafes, and pharmacies. Daily-needs convenience can aid retention and reduce leasing friction, though limited park presence in the immediate area may temper appeal for some family-oriented renters.
Within a 3-mile radius, demographics point to a large, diversified population and a forecast uptick in households over the next five years, indicating a gradual expansion of the renter pool. Median incomes have strengthened versus five years ago, and projected gains support rentability; investors should still manage rent-to-income ratios to balance pricing power with retention. These directional trends are consistent with multifamily property research benchmarks across major West Coast metros.
Home values in the neighborhood are elevated in national terms, and the value-to-income ratio sits in a high national percentile. In practice, a high-cost ownership market tends to reinforce reliance on rental housing, supporting depth of demand and lease-up velocity for well-run assets.
Neighborhood safety trends are mixed but improving in several categories. The area ranks above the metro median for crime safety among 1,441 Los Angeles-Long Beach-Glendale neighborhoods, and it posts a national crime safety percentile in the mid-60s, indicating comparatively better conditions than many U.S. neighborhoods. Property-related offenses are also in the mid-60s nationally, while violent offense readings are closer to national midpack.
Recent momentum is constructive: estimated violent offense rates declined sharply year over year, and property offense rates also moved lower. For investors, these directional shifts support renter retention and marketing, though underwriting should remain prudent and tailored to submarket norms rather than block-level assumptions.
Proximity to major employers underpins renter demand through commute convenience, particularly to nearby corporate offices in media, technology, aviation, and industrial services including Mattel, Southwest Airlines, Symantec, Microsoft, and Air Products.
- Mattel — consumer products HQ (3.7 miles) — HQ
- Southwest Airlines Counter — aviation services (4.9 miles)
- Symantec — software & cybersecurity offices (6.5 miles)
- Microsoft Offices The Reserves — technology offices (7.3 miles)
- Air Products & Chemicals — industrial gases offices (8.6 miles)
Built in 1986, the asset is newer than the neighborhood’s average vintage, offering relative competitiveness versus older stock while leaving room for targeted upgrades to common areas and building systems as part of a value-add plan. Neighborhood occupancy is in the mid-90s and renter-occupied housing is widespread, which together point to a deep tenant base and stable leasing dynamics. Elevated ownership costs locally continue to support reliance on rental housing. Based on CRE market data from WDSuite, these fundamentals compare favorably to broader metro patterns for similar urban infill submarkets.
Within a 3-mile radius, projections indicate modest population growth and a notable increase in households, implying a larger renter pool over the next five years. Rising incomes in the area help support rentability, though lease management should account for affordability pressure and school quality considerations to maintain retention and occupancy.
- 1986 vintage offers competitive positioning with selective renovation upside
- Mid-90s neighborhood occupancy and high renter concentration support steady demand
- Strong amenity access and major employer proximity bolster retention
- Elevated ownership costs sustain renter reliance, aiding pricing power
- Risks: affordability pressure, lower school ratings, and need for prudent expense and capital planning