| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 35th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13806 Cerise Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1986 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
13806 Cerise Ave Hawthorne Multifamily Opportunity
High renter concentration and steady neighborhood occupancy point to durable tenant demand, based on CRE market data from WDSuite. The property’s urban core setting supports leasing stability relative to similar Los Angeles submarkets.
Located in Hawthorne’s Urban Core, the asset benefits from a renter-driven housing base: the neighborhood shows a high share of renter-occupied housing units, indicating depth in the tenant pool for multifamily. Neighborhood occupancy trends are above the national median, supporting income resiliency through cycles, according to WDSuite’s CRE market data.
Amenity access is a strength. Grocery availability ranks among the top quartile of the Los Angeles metro (73 out of 1,441 neighborhoods), with restaurants and cafes also performing well nationally. Childcare access is particularly strong at a top-tier national standing, while pharmacies are plentiful relative to peers. One tradeoff is limited park acreage within the immediate neighborhood, which may modestly reduce outdoor amenity appeal.
Home values are elevated for the area, and the value-to-income ratio sits in a high national percentile, signaling a high-cost ownership market that tends to reinforce reliance on rental housing. Neighborhood-level rents have grown meaningfully over the past cycle, supporting pricing power, though investor underwriting should balance this with rent-to-income management for retention.
The building’s 1986 vintage is newer than the neighborhood’s average construction year (1976), which generally supports competitive positioning versus older stock. That said, systems and finishes may be at mid-life, creating targeted value-add opportunities through modernization and efficiency upgrades that can enhance rentability without overcapitalizing.
Within a 3-mile radius, recent data indicate relatively flat population trends but a projected increase in households over the next five years alongside smaller average household sizes. For investors, this points to a potential expansion of the renter pool and supports occupancy stability, even if population growth is modest.
Safety metrics are above the metro median (ranked 580 among 1,441 Los Angeles neighborhoods), and the area trends above the national median for safety overall. Recent data also show year-over-year decreases in both violent and property offense rates, which supports a more stable operating environment without implying block-level guarantees.
Investors should continue to monitor submarket trends and property-level security practices, but current directionality and comparative standing suggest conditions that are competitive among similar urban Los Angeles neighborhoods.
Proximity to major employers supports workforce housing demand and commute convenience for residents. Notable nearby corporate offices include Mattel, Southwest Airlines, Symantec, Microsoft, and Air Products & Chemicals.
- Mattel — toy manufacturing corporate offices (3.6 miles) — HQ
- Southwest Airlines Counter — airline operations (4.9 miles)
- Symantec — cybersecurity (6.5 miles)
- Microsoft Offices The Reserves — software (7.2 miles)
- Air Products & Chemicals — industrial gases (8.6 miles)
This 24-unit, 1986-vintage asset aligns with a neighborhood characterized by strong renter concentration and occupancy above the national median, which supports income stability across cycles. Elevated home values and a high value-to-income environment suggest a high-cost ownership market, reinforcing reliance on multifamily rentals. According to CRE market data from WDSuite, amenity access is a relative strength (notably groceries, childcare, and pharmacies), which can enhance leasing appeal versus older competing stock.
Forward-looking signals within a 3-mile radius point to a projected increase in households and smaller household sizes, implying a larger tenant base even with modest population growth. The vintage offers potential for targeted value-add through modernization to drive rentability and operational efficiency, while underwriting should account for rent-to-income pressures and the submarket’s limited park access.
- Renter-heavy neighborhood and above-median occupancy support stable cash flow potential.
- 1986 construction is newer than local average, offering competitive positioning with selective upgrade upside.
- Strong amenity access (grocery, childcare, pharmacies) enhances leasing appeal relative to peers.
- Within 3 miles, projected household growth and smaller household sizes point to renter pool expansion.
- Risks: affordability pressures and limited park access warrant conservative rent and retention strategies.