| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 35th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13750 Lemoli Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1973 |
| Units | 107 |
| Transaction Date | 2002-12-19 |
| Transaction Price | $6,110,000 |
| Buyer | EL CAPISTRANO GROUP LLC |
| Seller | ROCCA ALFRED E |
13750 Lemoli Ave Hawthorne Multifamily Investment
This 107-unit property anchors a high-density renter market, where neighborhood-level occupancy exceeds 95% and renter concentration ranks in the top 1% nationally, according to CRE market data from WDSuite.
Located in Hawthorne within the Los Angeles-Long Beach-Glendale metro, this Urban Core neighborhood earns a B+ rating and ranks in the top half of the region's 1,441 neighborhoods for housing fundamentals. Renter-occupied units represent 84.9% of housing tenure—a concentration that ranks in the top 1% nationally—supporting a deep and stable multifamily tenant base. Neighborhood-level occupancy stands at 95.1%, above the metro median, while median contract rent of $1,632 has risen 48% over the past five years, outpacing income growth and reflecting sustained pricing power.
Within a 3-mile radius, the area houses approximately 279,000 residents across 91,000 households, with an average household size of 3.1. The median household income is $80,346, and renters represent 58.6% of all occupied units. Over the next five years, forecasts point to a 36.5% increase in total households and a 38% rise in median contract rent to $2,230, alongside projected median income growth to $109,170. This expansion in the renter pool, combined with elevated home values (median $601,582, up 56.6% over five years), sustains reliance on rental housing and supports lease retention and occupancy stability.
The property was built in 1973, matching the neighborhood's average construction vintage of 1976. This positions the asset for value-add or renovation strategies, with capital improvements offering potential upside in a market where newer product commands premium rents. Investors should plan for deferred maintenance and modernization to capture competitive positioning.
Amenity density is exceptionally strong. The neighborhood ranks in the 99th percentile nationally for grocery stores per square mile (9.46) and in the 98th percentile for childcare facilities (4.05 per square mile), supporting tenant convenience and retention. Restaurants (9.46 per square mile) and cafés (1.35 per square mile) also rank in the 90th percentile nationally, contributing to livability and appeal. Average school ratings (1.75 out of 5) fall below metro norms, a consideration for families, though the high renter concentration and workforce-oriented demographics limit exposure to school-driven demand volatility.
Safety metrics for this neighborhood reflect a mixed profile typical of dense urban submarkets. The overall crime rank places the area at 580 among 1,441 metro neighborhoods, corresponding to the 64th percentile nationally—above the national median and competitive within the Los Angeles metro. Property offense rates stand at 99.8 incidents per 100,000 residents, ranking in the 66th percentile nationally, while the one-year trend shows a 15.8% decline, indicating improvement. Violent offense rates (49.1 per 100,000) rank in the 43rd percentile nationally, with a notable one-year decline of 59.1%, placing the neighborhood in the 89th percentile for year-over-year improvement in violent crime.
Investors should interpret these figures in the context of urban core fundamentals: crime levels remain higher than low-density suburban neighborhoods but are improving and align with metro norms for high-density, workforce-oriented markets. Tenant perception and property management practices—such as lighting, fencing, and security presence—play a significant role in lease-up and retention outcomes. The downward trend in both property and violent offenses supports a stable operating environment, though ongoing monitoring and risk mitigation remain prudent.
The property benefits from proximity to major corporate offices and headquarters that anchor the regional employment base and support multifamily demand. Nearby employers span consumer goods, technology, aerospace, and professional services, providing a diversified workforce within convenient commuting distance.
- Mattel — consumer products (3.7 miles) — HQ
- Southwest Airlines Counter — aviation services (5.0 miles)
- Symantec — technology (6.5 miles)
- Microsoft Offices The Reserves — technology (7.3 miles)
- Air Products & Chemicals — industrial gases (8.6 miles)
This 107-unit asset presents a compelling opportunity for investors targeting dense, workforce-oriented multifamily markets with sustained demand fundamentals and value-add potential. The property sits within a neighborhood where renter concentration ranks in the top 1% nationally and occupancy exceeds 95%, indicating stable cash flow prospects and limited vacancy risk. Median contract rents have grown 48% over five years, outpacing income growth and reflecting pricing power driven by constrained homeownership affordability (median home values $601,582, up 56.6% over five years).
Forward-looking projections support continued upside. Over the next five years, the 3-mile radius is forecast to experience a 36.5% increase in total households and a 38% rise in median contract rent to $2,230, alongside median income growth to $109,170. This demographic expansion, combined with high renter tenure (58.6% within 3 miles), underpins long-term occupancy stability and rent escalation potential. The property's 1973 construction vintage aligns with the neighborhood average (1976), positioning it for capital improvement strategies that can capture premium rents commanded by renovated product in the submarket.
The location offers exceptional amenity density—99th percentile nationally for grocery stores (9.46 per square mile) and 98th percentile for childcare facilities (4.05 per square mile)—enhancing tenant retention and appeal. Proximity to major employers including Mattel (3.7 miles), Southwest Airlines (5.0 miles), and Symantec (6.5 miles) supports a diversified employment base and commuter demand. Safety trends are improving, with property offenses down 15.8% and violent offenses down 59.1% year-over-year, contributing to a stabilizing operating environment.
Investors should consider this asset for its combination of high occupancy, strong rent growth trajectory, value-add renovation upside, and favorable demographic tailwinds in a supply-constrained urban core market. Due diligence should focus on capital improvement budgets, operating expense benchmarks, and competitive positioning relative to renovated comparables to optimize returns.