| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 35th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13806 Lemoli Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1987 |
| Units | 49 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
13806 Lemoli Ave Hawthorne Multifamily Investment
Neighborhood occupancy remains steady and renter concentration is high, supporting day-to-day leasing durability according to WDSuite's CRE market data. Elevated ownership costs in the area tend to sustain renter demand over time.
Hawthorne's Urban Core location offers everyday convenience that supports renter retention. Neighborhood amenities test above national norms, with grocery, restaurant, cafe, and childcare access performing strongly (nationally high percentiles), while park access is a noted gap. Compared with Los Angeles-Long Beach-Glendale's 1,441 neighborhoods, the area's overall standing is above the metro median, indicating competitive livability for workforce households.
For investors, tenant depth is a core strength: the neighborhood's share of renter-occupied housing units ranks near the top of the metro (top national range), which typically supports leasing velocity and renewal stability. Neighborhood occupancy is also above national norms, suggesting resilient baseline demand across cycles.
Vintage positioning adds a modest competitive edge. The submarket's average construction year trends older than the property's 1987 vintage, implying the asset can compete effectively versus older stock; targeted system upgrades or common-area refreshes may still enhance positioning and support rent trade-outs over the hold period.
Within a 3-mile radius, demographics indicate a large population base with mixed near-term trends: recent population change has been modest, but forward-looking data points to growth in household counts and smaller average household sizes. This combination can expand the renter pool and support occupancy stability. Rising household incomes alongside projected rent growth suggest ongoing pricing power for well-maintained units, while the area's high-cost ownership landscape reinforces reliance on multifamily rentals.
Market context underscores both strengths and watch items. Neighborhood housing fundamentals sit in the top tier nationally, NOI per unit benchmarks above average, and schools rate below national medians—an element to consider for family-oriented demand. Amenity access and employment proximity help offset the limited park inventory, keeping the area competitive among comparable Los Angeles neighborhoods.
Relative to the 1,441 neighborhoods in the Los Angeles metro, the area's safety ranking sits above the metro median, indicating comparatively better conditions than many peers. Nationally, indicators trend modestly better than average, with recent data showing year-over-year improvement in violent incidents—a constructive directional signal for long-term investors.
Property-related offenses benchmark somewhat better than mid-pack nationally and have eased in the latest period, while violent-offense metrics show notable declines. Conditions can vary by block and over time, so prudent underwriting should incorporate on-the-ground checks and ongoing monitoring alongside WDSuite's trend data.
Proximity to key employers supports a broad workforce tenant base and commute convenience, aiding leasing and renewals. Nearby demand drivers include Mattel, Southwest Airlines, Symantec, Microsoft, and Air Products & Chemicals.
- Mattel — corporate offices (3.7 miles) — HQ
- Southwest Airlines Counter — airline operations (5.0 miles)
- Symantec — cybersecurity offices (6.6 miles)
- Microsoft Offices The Reserves — technology offices (7.3 miles)
- Air Products & Chemicals — industrial gases offices (8.5 miles)
13806 Lemoli Ave is a 49-unit asset positioned in a renter-heavy Los Angeles submarket where neighborhood occupancy trends above national norms. Based on CRE market data from WDSuite, the area's high-cost ownership context, strong amenity access, and proximity to major employers support durable renter demand and baseline occupancy. The property's 1987 vintage is newer than much of the surrounding stock, offering relative competitiveness; selective modernization can further enhance rent positioning without the scope of a full redevelopment.
Investor considerations include household and income trends within a 3-mile radius that point to an expanding renter pool over the forecast period, supporting lease-up and renewal prospects. At the same time, rent-to-income levels indicate some affordability pressure, school ratings trail national medians, and limited park access may affect family appeal—factors best addressed via unit quality, resident services, and disciplined lease management.
- Renter-heavy neighborhood and above-average occupancy support stable baseline demand.
- 1987 vintage competes well versus older stock; targeted updates can unlock further rent performance.
- Strong amenity access and proximity to major employers bolster retention and leasing.
- High-cost ownership market reinforces reliance on multifamily rentals, aiding pricing power.
- Risks: affordability pressure (rent-to-income), lower school ratings, and limited park access warrant disciplined asset and lease management.