| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 35th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13751 Lemoli Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1989 |
| Units | 29 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
13751 Lemoli Ave Hawthorne Multifamily Investment
Neighborhood renter concentration and steady occupancy suggest durable in-place demand, according to WDSuite’s CRE market data. For investors, this location supports stable leasing with room to optimize operations rather than chase outsized growth.
Situated in Hawthorne within the Los Angeles-Long Beach-Glendale metro, the neighborhood rates B+ and places 510 out of 1,441 metro neighborhoods, indicating performance above the metro median. Amenity access is a relative strength: the area ranks 254 of 1,441 for amenities—competitive among Los Angeles-Long Beach-Glendale neighborhoods—while grocery and restaurant density track in the upper tiers nationally (both around the 90th percentile). These dynamics support day-to-day convenience and help with resident retention.
For multifamily investors, the local occupancy environment is solid. Neighborhood occupancy is in the top third nationally, and the share of housing units that are renter-occupied is high (top percentile nationally), signaling a deep tenant base and resilience for stabilized assets. Median contract rents in the neighborhood are above national norms, but they sit within the range supported by local incomes and the high-cost ownership landscape.
Construction in the neighborhood skews older (average 1976). With a 1989 vintage, this property is newer than the neighborhood norm, which can improve competitive positioning versus older stock; investors should still anticipate targeted modernization for aging systems to sustain pricing power. School scores trend below national averages, which may matter for family-oriented product, and park access is limited in the immediate neighborhood; amenities such as cafes, groceries, pharmacies, and services help offset some of that lifestyle gap.
Within a 3-mile radius, demographics show a large, diverse population with modest recent contraction but a projected uptick over the next five years, alongside an increase in households and smaller average household sizes. This points to gradual renter pool expansion and supports occupancy stability for well-managed properties. In a high-cost ownership market (home values elevated versus income at the national level), rental housing remains a practical option for many households, reinforcing tenant retention and reducing turnover risk.
Neighborhood safety metrics are mixed but trending better. Overall crime conditions are around the safer side of the national middle (approximately mid-60s percentile nationally), and property offenses benchmark similarly. Notably, estimated violent offenses have declined sharply year over year, a pace of improvement that outperforms most neighborhoods nationwide, according to WDSuite’s data.
At the metro level, the neighborhood’s crime rank sits near the middle of 1,441 Los Angeles-Long Beach-Glendale neighborhoods, which suggests conditions comparable to many urban-core areas. Investors should underwrite with standard urban risk assumptions—enhanced lighting, access control, and active management—while recognizing recent downward momentum in severe incidents.
Proximity to major employers underpins renter demand and commute convenience in this part of the South Bay. Key nearby employment nodes include headquarters and large corporate offices that draw a broad workforce and support leasing stability.
- Mattel — consumer products HQ (3.6 miles) — HQ
- Southwest Airlines Counter — airline operations (4.9 miles)
- Symantec — cybersecurity offices (6.5 miles)
- Microsoft Offices The Reserves — technology offices (7.2 miles)
- Air Products & Chemicals — industrial gases offices (8.6 miles)
13751 Lemoli Ave offers a 29-unit footprint with average unit sizes near 956 sq. ft., positioned in a renter-heavy urban core where occupancy trends are comparatively steady and daily amenities are abundant. The 1989 vintage is newer than the neighborhood average (1976), which can support competitive performance versus older stock while leaving room for selective upgrades to enhance NOI and retention.
According to CRE market data from WDSuite, the neighborhood’s renter-occupied share is among the highest nationally, and occupancy benchmarks in the upper tiers nationwide—favorable indicators for stabilized multifamily. Within a 3-mile radius, households are projected to increase and average household size to decline, supporting a larger tenant base and sustained demand. Offsetting considerations include a high-cost ownership market that sustains rental reliance but elevates rent-to-income pressure, as well as below-average school ratings and limited park space that call for thoughtful amenity programming and lease management.
- Renter-heavy neighborhood with occupancy in the upper national tiers supports leasing stability.
- 1989 vintage is newer than local stock, creating an edge over older comparables with targeted modernization upside.
- Strong amenity density (groceries, dining, services) aids retention and day-to-day convenience.
- 3-mile outlook points to more households and a broader renter pool, supporting occupancy and pricing power.
- Risks: rent-to-income pressure in a high-cost ownership market, below-average school scores, and limited green space.