| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 35th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13915 Lemoli Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1989 |
| Units | 41 |
| Transaction Date | 1995-02-27 |
| Transaction Price | $1,105,000 |
| Buyer | HOME SVGS OF AMERICA FSB |
| Seller | MITTAL RAM K |
13915 Lemoli Ave, Hawthorne Multifamily Investment
Neighborhood fundamentals point to durable renter demand and occupancy stability, according to WDSuite’s CRE market data, with a deep renter base and high-cost ownership market supporting consistent leasing in Hawthorne.
Located in Hawthorne within the Los Angeles-Long Beach-Glendale metro, the neighborhood earns a B+ rating and operates as an Urban Core setting that supports multifamily housing. Neighborhood occupancy is strong for the area, and rents have trended upward over the past five years. These metrics are measured for the neighborhood, not the property, and they suggest solid baseline demand for stabilized operations.
Livability drivers are competitive for an urban node: grocery access and daily needs are in the top decile nationally, and cafes and restaurants are also high relative to U.S. neighborhoods. Park access is limited immediately nearby, which may modestly temper outdoor amenity appeal, but the overall amenity mix supports resident convenience and lease retention.
Schools in the area trend below national averages, which can influence the family renter mix; investors typically see stronger traction with workforce and young adult households in similar settings. The average construction year for the neighborhood is older than the subject’s 1989 vintage, which positions the asset competitively against older stock while still allowing potential modernization of common areas and systems to enhance rentability.
Tenure dynamics are favorable for multifamily: the neighborhood shows a very high share of renter-occupied housing units, indicating depth in the tenant base and supporting occupancy stability for professionally managed apartments. Within a 3-mile radius, demographics indicate steady population levels and an expected increase in households by 2028, pointing to a larger tenant base and supporting ongoing demand for rental units.
Home values are elevated versus national norms, and the value-to-income relationship is high, reinforcing reliance on rental housing and helping sustain pricing power when paired with prudent lease management. At the same time, rent-to-income levels suggest some affordability pressure, which calls for careful renewal strategies and amenity-driven differentiation rather than aggressive rent pushes.
Safety indicators compare moderately well versus national benchmarks. Property-related offenses track safer than the U.S. average, and recent year-over-year trends show improvement. Violent offense measures are closer to national norms but also improving, which is constructive for resident retention and underwriting assumptions over time.
Within the Los Angeles-Long Beach-Glendale metro (1,441 neighborhoods), the area performs competitively on several crime measures and sits above the national median overall, according to WDSuite’s CRE market data. As always, investors should consider submarket and block-level variability when refining assumptions, but the directional trend is supportive rather than deteriorating.
Nearby employers provide a broad base of demand across entertainment, aviation, technology, and industrial sectors, supporting workforce housing needs and commute convenience for renters. The following anchors represent notable demand drivers within typical renter commute ranges.
- Mattel — toys & entertainment (3.6 miles) — HQ
- Southwest Airlines Counter — aviation services (5.0 miles)
- Symantec — cybersecurity (6.6 miles)
- Microsoft Offices The Reserves — technology (7.3 miles)
- Air Products & Chemicals — industrial gases (8.5 miles)
Built in 1989, the 41-unit property is newer than the average neighborhood vintage and can compete effectively against older stock while benefitting from targeted modernization to lift rentability. Neighborhood occupancy is healthy and renter concentration is very high, pointing to a deep tenant base and steady leasing. Elevated home values in the area reinforce renter reliance on multifamily housing, supporting pricing power when paired with disciplined lease management and amenities.
Within a 3-mile radius, projections point to population growth and an increase in households by 2028, expanding the renter pool and supporting occupancy stability. According to CRE market data from WDSuite, neighborhood performance trends sit above national medians on several housing and amenity metrics, while rent-to-income levels warrant attention to renewal strategy to mitigate retention risk.
- 1989 vintage creates value-add potential through targeted upgrades while remaining competitive versus older neighborhood stock.
- Strong neighborhood occupancy and very high renter-occupied share support leasing stability.
- Elevated ownership costs in the area help sustain multifamily demand and pricing power.
- 3-mile demographics indicate growth in households by 2028, expanding the tenant base and supporting absorption.
- Risks: rent-to-income pressure, limited nearby park access, and below-average school ratings call for careful lease and amenity strategy.