| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 35th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14030 Lemoli Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1975 |
| Units | 48 |
| Transaction Date | 1997-09-10 |
| Transaction Price | $1,400,000 |
| Buyer | LEMOLI TERRACE 2000 LLC |
| Seller | LEMOLI TERRACE 97 |
14030 Lemoli Ave Hawthorne Multifamily Investment
Positioned in an Urban Core pocket of Hawthorne, the asset benefits from a deep renter base and steady neighborhood occupancy, according to WDSuite’s CRE market data. The investment angle centers on durable renter demand supported by everyday amenities and proximity to regional job nodes.
The surrounding neighborhood rates B+ and is competitive among Los Angeles-Long Beach-Glendale neighborhoods (510 of 1,441), signaling balanced fundamentals for workforce housing and mid-market renters. Neighborhood occupancy is measured at the neighborhood level, not the property, and has held in the low-to-mid 90s historically, supporting stability for income-focused strategies.
Convenience retail and daily-needs access are strengths. Grocery availability sits in the 99th percentile nationally, with pharmacies, restaurants, cafes, and childcare also above national medians (many in the 89th–98th percentiles). This clustering of services can help with leasing velocity and retention. Park access is limited, so outdoor recreation is more destination-driven than walk-up.
Renter concentration is high at the neighborhood level, with an 84.9% share of housing units renter-occupied (99th percentile nationally). For multifamily investors, this indicates a deep tenant pool and supports demand resiliency across economic cycles. Median contract rents in the area have risen over the last five years, consistent with broader Los Angeles trends, while remaining anchored by household incomes typical for workforce tenants.
Within a 3-mile radius, demographics show a modest pullback in population and households in recent years, followed by forecasts that point to a return to growth and a notable increase in households alongside slightly smaller average household sizes. For investors, that suggests a gradual renter pool expansion and continued demand for well-managed, right-sized units, aligning with neighborhood-level occupancy stability noted in WDSuite’s CRE market data.
Safety indicators are mixed but trending positively. Neighborhood crime positioning sits around the middle of the pack for the Los Angeles metro (ranked 580 among 1,441), while national comparisons place the area above the median for property safety and closer to the median on violent metrics. Year over year, both property and violent offense rates have moved lower, an encouraging directional signal; however, investors should underwrite to block-by-block variability and standard operating controls.
Nearby employers span toys and entertainment, airlines, and technology, supporting commuter convenience and a diversified renter base. The list below highlights proximity drivers that can bolster tenant demand and retention.
- Mattel — consumer products HQ (3.7 miles) — HQ
- Southwest Airlines Counter — airline services (5.1 miles)
- Symantec — cybersecurity offices (6.7 miles)
- Microsoft Offices The Reserves — technology offices (7.4 miles)
- Air Products & Chemicals — industrial gases offices (8.4 miles)
This 48-unit asset in Hawthorne benefits from a high neighborhood renter concentration, steady neighborhood-level occupancy, and strong daily-needs access that can support leasing durability. Elevated ownership costs in the area reinforce reliance on multifamily housing, while neighborhood rents have risen alongside workforce incomes, aiding revenue consistency without relying on speculative assumptions.
According to CRE market data from WDSuite, the neighborhood sits above national medians for amenities and near the metro mid-point on safety with improving year-over-year offense trends. Within a 3-mile radius, forecasts point to incremental population growth, a meaningful increase in households, and slightly smaller household sizes — signals that support a broader tenant base and sustained demand for professionally managed units.
- High renter-occupied share at the neighborhood level supports depth of tenant demand and occupancy stability.
- Strong amenity access (groceries, childcare, cafes, pharmacies) aids leasing velocity and retention.
- Elevated ownership costs locally reinforce rental demand and potential pricing power over time.
- Forecast 3-mile household growth and slightly smaller household sizes point to renter pool expansion.
- Risks: rent-to-income pressure near the area median, limited park access, and submarket safety variability warrant conservative underwriting and active management.