| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 35th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13916 Cerise Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1973 |
| Units | 32 |
| Transaction Date | 2010-11-30 |
| Transaction Price | $146,000 |
| Buyer | BEACHWOOD PARTNERSHIP |
| Seller | ABBASI ROBERT |
13916 Cerise Ave Hawthorne Multifamily Investment
Strong renter concentration and steady neighborhood occupancy point to a durable tenant base, according to WDSuite’s CRE market data for the immediate area. Investors evaluating South Bay assets can view this location as demand-supported with room for targeted value-add.
Located in Hawthorne’s Urban Core within the Los Angeles-Long Beach-Glendale metro (neighborhood rating: B+), the area shows demand depth for rentals. Neighborhood occupancy is holding in the mid-90s, and the share of housing units that are renter-occupied is very high (top percentile nationally), signaling a broad tenant pool and potential leasing stability at the property level.
Daily needs and convenience amenities are a relative strength. The neighborhood is competitive among 1,441 Los Angeles metro neighborhoods on overall amenities, with groceries, restaurants, cafes, pharmacies, and childcare availability testing in the upper national percentiles. Park access is limited locally, which is a consideration for outdoor-oriented renters, and average public school ratings are below national medians, which could modestly narrow appeal for some family households.
Vintage matters: built in 1973 versus a neighborhood average year of 1976, the asset is slightly older than nearby stock. That implies potential capital expenditure planning and targeted interior or systems upgrades, with the opportunity to reposition toward the more competitive end of the submarket’s renter expectations.
Within a 3-mile radius, recent data show a flat to slightly lower population trend but projections point to modest population growth and a sizable increase in households alongside smaller average household sizes over the next five years. For multifamily, a rise in household counts typically translates to a larger tenant base and supports occupancy stability, even if population growth is modest.
Home values in the neighborhood are elevated relative to incomes (high value-to-income ratio and above-national home value percentiles). In practice, this is a high-cost ownership market, which tends to sustain reliance on rental housing and supports pricing power for well-positioned properties. At the same time, neighborhood rent-to-income ratios indicate affordability pressure for some renters, suggesting the importance of thoughtful lease management and renewal strategies.
Neighborhood safety metrics are above the national median overall, indicating comparatively lower crime exposure than many U.S. neighborhoods, based on WDSuite’s market data. Recent trends show year-over-year declines in both violent incidents and property offenses, which is constructive for renter retention and leasing.
As always, investors should evaluate submarket and property-level security measures, monitor local trendlines, and consider how community management and lighting, access control, and partnerships with neighborhood resources can help sustain performance.
Proximity to a diversified employment base in the South Bay supports renter demand and commute convenience, including Mattel, Southwest Airlines operations, Symantec, Microsoft offices, and Air Products & Chemicals.
- Mattel — consumer products HQ (3.6 miles) — HQ
- Southwest Airlines Counter — airline operations (4.9 miles)
- Symantec — cybersecurity offices (6.6 miles)
- Microsoft Offices The Reserves — technology offices (7.3 miles)
- Air Products & Chemicals — industrial gases (8.6 miles)
This 32-unit property built in 1973 benefits from a renter-driven neighborhood with mid-90s occupancy and strong amenity access, supporting day-to-day livability and leasing velocity. Elevated home values relative to incomes in the area reinforce reliance on rentals, while neighborhood rent-to-income levels suggest prudent attention to affordability and renewal strategies, according to CRE market data from WDSuite.
The asset’s slightly older vintage versus the local average points to value-add potential via targeted renovations and systems modernization, positioning the property to compete effectively against nearby stock. Three-mile demographics indicate a projected increase in households and smaller household sizes, which can expand the renter pool and support stable occupancy over the medium term.
- Renter-occupied share among the highest nationally, indicating deep demand for multifamily units.
- Amenity-rich urban location supports retention and day-to-day convenience for tenants.
- 1973 vintage offers value-add potential through strategic interior and systems upgrades.
- Household growth within 3 miles projected to expand the tenant base and support occupancy.
- Risk: Rent-to-income levels point to affordability pressure; careful pricing and renewal management advised.