| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 35th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13707 Doty Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1973 |
| Units | 81 |
| Transaction Date | 2006-05-11 |
| Transaction Price | $7,250,000 |
| Buyer | LAN |
| Seller | ZAPF RODNEY L |
13707 Doty Ave Hawthorne Multifamily Investment
This 81-unit property sits in a neighborhood with 85% renter-occupied housing and stable occupancy rates above 95%, according to CRE market data from WDSuite.
The Hawthorne neighborhood ranks in the 79th percentile nationally for housing fundamentals among 1,441 metro neighborhoods, driven by strong rental demand and tenant retention dynamics. With 85% of housing units renter-occupied—placing the area in the 99th percentile nationally—the local market demonstrates sustained multifamily demand. Neighborhood-level occupancy remains at 95.1%, supporting stable cash flows and reduced lease-up risk.
Built in 1973, this property aligns with the neighborhood's average construction year of 1976, indicating consistent building stock that may present value-add renovation opportunities. The area benefits from strong amenity density, ranking in the 78th percentile nationally, with nearly 10 grocery stores per square mile and robust childcare access supporting family-oriented tenant retention.
Demographics within a 3-mile radius show a stable tenant base of approximately 270,000 residents, with 58% of households renting and median household income of $84,842. Projected household growth of 37% through 2028 suggests an expanding renter pool, while current contract rents averaging $1,683 maintain affordability relative to area income levels. However, rent-to-income ratios in the 5th percentile nationally indicate potential affordability pressure that warrants careful lease management and renewal strategies.
The neighborhood demonstrates improving safety trends, with property crime rates declining 16% year-over-year and violent crime dropping significantly by 59%. Current property crime rates rank in the 66th percentile nationally among neighborhoods, indicating above-average safety conditions relative to comparable urban markets.
While the area ranks in the middle tier among Los Angeles metro neighborhoods for overall crime metrics, the recent downward trend in both property and violent offenses supports tenant retention and leasing stability. Investors should monitor these trends as part of ongoing asset management strategies.
The property benefits from proximity to major corporate employers that support workforce housing demand, including several Fortune 500 headquarters within commuting distance.
- Mattel — toy manufacturing headquarters (3.1 miles) — HQ
- Southwest Airlines Counter — aviation services (4.5 miles)
- Symantec — technology offices (6.3 miles)
- Microsoft Offices The Reserves — technology services (6.9 miles)
- Activision Blizzard — gaming and entertainment headquarters (10.1 miles) — HQ
This 81-unit property presents a value-add opportunity in a rental-dominant market with strong occupancy fundamentals. The 1973 construction vintage aligns with neighborhood norms while offering potential for strategic capital improvements to capture rent premiums. Demographic projections show household growth of 37% through 2028, expanding the local renter pool and supporting long-term demand stability.
The neighborhood's 95.1% occupancy rate and 85% renter tenure provide operational stability, while proximity to major employers including Mattel headquarters and technology offices supports workforce housing demand. However, rent-to-income ratios in the bottom national percentile require careful lease management to maintain affordability and tenant retention.
- Stable 95.1% neighborhood occupancy with 85% renter-occupied housing stock
- Value-add potential with 1973 vintage offering renovation upside
- Projected 37% household growth through 2028 expanding tenant base
- Proximity to major employers including Fortune 500 headquarters
- Risk consideration: Low rent-to-income ratios require strategic lease management