| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 35th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13935 Lemoli Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1989 |
| Units | 37 |
| Transaction Date | 2016-11-02 |
| Transaction Price | $8,025,000 |
| Buyer | THREE RAINBOWS LLC |
| Seller | THOMSON JEFFREY J |
13935 Lemoli Ave Hawthorne Multifamily with Renter Depth
Neighborhood-level occupancy and renter concentration point to durable leasing conditions in this Urban Core pocket of Hawthorne, according to WDSuite’s CRE market data.
This Hawthorne address sits in a B+–rated Urban Core neighborhood that performs above the national median on several renter-demand indicators. Neighborhood occupancy trends are solid (above many neighborhoods nationally) and near the middle of Los Angeles–Long Beach–Glendale submarkets, supporting stable operations at properties serving workforce and middle-income renters.
Amenity access is a clear strength: grocery options rank in the top percentile nationally, with cafes and restaurants competitive in the top decile. Daily conveniences, pharmacies, and childcare density score well for livability, though dedicated park space is limited within the immediate area. Average school ratings trend below the national median, which investors should factor into leasing profiles for family-oriented unit mixes.
The renter-occupied share of housing is among the highest nationally and near the top of Los Angeles neighborhoods, indicating a deep tenant base and consistent demand for multifamily product. In a high-cost ownership market (home values sit well above national norms and value-to-income is elevated), renting is a durable housing path, which can support lease retention and pricing power during renewals.
Within a 3-mile radius, population has been relatively stable and is projected to modestly expand, with households expected to increase and average household size trending lower. That combination typically broadens the renter pool and supports occupancy stability. Median incomes are rising in the local catchment, which can underpin rent growth alongside the neighborhood s strong amenity profile.
Asset positioning: The property 19s 1989 vintage is newer than the neighborhood 19s average 1970s-era stock. That relative youth can enhance competitiveness versus older buildings, while still leaving room for targeted system upgrades and interior modernization to drive rent premiums in line with comparable commercial real estate analysis benchmarks.
Safety indicators for the neighborhood are mixed but improving in key areas. Overall crime levels trend safer than a majority of neighborhoods nationwide, while violent-offense measures sit closer to the national middle. Importantly, recent data shows notable year-over-year declines in estimated violent incidents and a meaningful pullback in property offenses, suggesting a constructive trajectory rather than deterioration.
Compared with Los Angeles metro peers, the area is competitive but not top-tier on safety. Investors should underwrite to standard operating practices (lighting, access control, and tenant screening) while recognizing the favorable national comparison and recent downward trends as supportive of long-term stability.
Nearby corporate employers create a diverse white‑ and blue‑collar employment base that supports renter demand and commute convenience for residents, including Mattel, Southwest Airlines, Symantec, Microsoft, and Air Products & Chemicals.
- Mattel — consumer products HQ (3.6 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)
13935 Lemoli Ave benefits from a renter-driven neighborhood with occupancy that sits above many areas nationally and near the metro middle, plus one of the highest renter-occupied shares in the country. Amenity depth is a differentiator (notably strong grocery, dining, and services density), and the high-cost ownership landscape supports enduring reliance on multifamily housing. Based on CRE market data from WDSuite, the area 19s recent safety trends have improved, which complements demand fundamentals for stabilized operations.
Built in 1989, the property is newer than much of the local 1970s-era inventory—favorable for competitiveness versus older stock—while still offering scope for targeted capex and interior upgrades to capture rent premiums. Within a 3-mile radius, rising incomes and a projected increase in households point to a larger tenant base over the next five years, aiding lease-up and retention strategies.
- Renter-heavy neighborhood with solid occupancy supports demand durability and renewal capture.
- Strong amenity access (grocery/dining/services) enhances livability and leasing velocity.
- 1989 vintage offers competitive positioning vs. older stock plus clear value-add via targeted upgrades.
- High-cost ownership market reinforces reliance on rentals, supporting pricing power.
- Risks: school ratings below national median, limited park space, and affordability pressure require thoughtful unit mix and lease management.