| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 35th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13708 Cordary Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1972 |
| Units | 79 |
| Transaction Date | 2011-01-14 |
| Transaction Price | $6,600,000 |
| Buyer | Cordary Group LLC |
| Seller | Tsai-Hsiu Ruth Chen |
13708 Cordary Ave, Hawthorne CA Multifamily Opportunity
Neighborhood occupancy has remained resilient relative to national trends and renter demand is deep for this submarket, according to WDSuite s CRE market data. Investors should view this as a workforce-oriented location with steady absorption potential rather than outsized volatility.
The property sits in Hawthorne s Urban Core within the Los Angeles-Long Beach-Glendale metro, where neighborhood fundamentals are competitive among Los Angeles neighborhoods (ranked 510 out of 1,441; B+ rating). Local occupancy in the neighborhood is in the top quartile nationally, supporting stability for renewals and leasing. Median contract rents in the neighborhood test above many U.S. areas (national percentile 83), which signals pricing power when paired with prudent lease management.
Daily-needs access is a strength: grocery and restaurant density both rank in the 90th percentile or better nationally, with pharmacies and cafes also elevated. Park access is limited (ranked last of 1,441 metro neighborhoods), so on-site amenities and nearby private recreation can be a differentiator for tenant retention. Average school ratings in the neighborhood trend below national median, which may matter for family renters, but proximity to employment and services often offsets this for workforce households.
Vintage matters for underwriting. Built in 1972, the asset is slightly older than the neighborhood s average construction year (1976), pointing to potential capital planning for building systems and an avenue for value-add upgrades to remain competitive against newer stock.
Tenure dynamics favor multifamily demand. The neighborhood shows a high share of renter-occupied housing, indicating a broad tenant base and depth for leasing. Within a 3-mile radius, demographic data show recent population was roughly flat with a slight contraction, but forecasts point to population growth and a sizable increase in households alongside smaller household sizes factors that expand the renter pool and support occupancy. Elevated home values locally (national percentile 89) and a high value-to-income ratio (97th percentile) indicate a high-cost ownership market, which tends to sustain reliance on multifamily rentals and can aid pricing power.
Safety indicators for the neighborhood are mixed but improving in key categories. Overall crime conditions trend modestly better than the U.S. average (national percentile 64), placing the area above the national midpoint. Property offense levels are also above the national midpoint (66th percentile), while violent offense rates sit closer to the national middle (43rd percentile). Notably, recent year-over-year trends show meaningful improvement in violent offenses, with reductions that are competitive among Los Angeles neighborhoods, measured against 1,441 neighborhoods metro-wide.
Proximity to major employers supports commuter convenience and helps underpin workforce renter demand. Nearby anchors include Mattel, Southwest Airlines, Symantec, Microsoft, and Air Products & Chemicals.
- Mattel consumer products HQ (3.1 miles) HQ
- Southwest Airlines Counter airline operations (4.4 miles)
- Symantec cybersecurity offices (6.2 miles)
- Microsoft Offices The Reserves software offices (6.8 miles)
- Air Products & Chemicals industrial gases offices (9.0 miles)
This 79-unit asset offers exposure to a renter-heavy pocket of the Los Angeles metro with strong daily-needs access and stable neighborhood occupancy. Built in 1972, the property presents clear value-add angles through unit and system modernization to enhance competitiveness versus newer inventory. Elevated local home values and a high-cost ownership landscape reinforce reliance on rentals, supporting rent durability and renewal capture. Within a 3-mile radius, forecasts indicate population growth and a notable increase in households alongside smaller household sizes, expanding the renter pool and supporting occupancy stability.
According to CRE market data from WDSuite, the neighborhood s occupancy trends sit above national medians and rents benchmark in higher national percentiles, aligning with steady demand fundamentals for workforce housing. Amenity access is a relative strength, while limited park space and below-average school ratings are considerations for family-oriented leasing strategies. Underwriting should budget for targeted capital improvements consistent with a 1970s vintage to unlock rent premiums and retention.
- Renter-heavy neighborhood and resilient occupancy support stable leasing
- 1972 vintage offers value-add potential through unit and system upgrades
- Elevated ownership costs bolster multifamily demand and pricing power
- Strong everyday amenities (grocery, dining, services) aid retention
- Risks: limited park access, lower average school ratings, and capital needs associated with older construction