| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 35th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14031 Cerise Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1972 |
| Units | 73 |
| Transaction Date | 2017-11-17 |
| Transaction Price | $12,625,000 |
| Buyer | BTS |
| Seller | PETRECCIA MARYL |
14031 Cerise Ave Hawthorne Value-Add Multifamily Opportunity
Neighborhood occupancy trends and a sizable renter base point to durable leasing fundamentals, according to WDSuite’s CRE market data. Focus here centers on operational stability with room for renovation-led upside rather than speculative growth.
Situated in Hawthorne within the Los Angeles-Long Beach-Glendale metro, the neighborhood rates B+ and ranks 510 out of 1,441 metro neighborhoods, signaling competitive positioning among Los Angeles submarkets. Amenity access is a relative strength: grocery, cafe, and restaurant density score in higher national percentiles, supporting daily-life convenience that aids retention for workforce renters. Average school ratings are below the national median, which may temper family-driven demand but is often less determinative for smaller-unit, workforce-oriented assets.
Renter concentration is meaningful within a 3-mile radius, where 57.6% of housing units are renter-occupied. This depth of renter households translates into a larger tenant base for multifamily operators and can support occupancy stability through typical leasing cycles. Median contract rents in the neighborhood are elevated versus many U.S. areas, and home values sit well above national norms; in a high-cost ownership market, this dynamic tends to reinforce reliance on rental housing and can underpin pricing power for well-managed assets.
Occupancy in the neighborhood is solid at 95.1%, above many national readings, and long-run rent growth has outpaced the U.S. in numerous Los Angeles submarkets. Within a 3-mile radius, forward-looking demographics indicate household growth and smaller average household sizes over the next five years, expanding the renter pool and supporting leasing velocity for studios and smaller one-bed formats. These trends, based on CRE market data from WDSuite, suggest steady demand for well-located, mid-scale properties.
Vintage context matters. The asset’s 1972 construction is slightly older than the neighborhood’s average vintage (1976), implying potential capital planning for building systems and common-area updates. For investors, that can translate to value-add levers—targeted renovations to kitchens, baths, and exteriors that improve competitive positioning against newer stock while managing scope to preserve attainable rents.
Safety indicators are mixed but improving. The neighborhood’s crime profile trends better than the national median (64th percentile nationwide), and WDSuite’s CRE market data show estimated year-over-year declines in both property and violent offenses. As always in the Los Angeles region, safety can vary by corridor, so underwriting should emphasize recent trend lines and property-level security strategies rather than block-level assumptions.
Nearby employers span corporate offices and technology, supporting a broad commuter base and steady renter demand. The following organizations are within a typical drive, providing diversified employment anchors that can aid leasing stability.
- Mattel — consumer products HQ (3.5 miles) — HQ
- Southwest Airlines Counter — air travel services (4.9 miles)
- Symantec — cybersecurity offices (6.6 miles)
- Microsoft Offices The Reserves — software offices (7.3 miles)
- Activision Blizzard — interactive entertainment HQ (10.5 miles) — HQ
The investment case centers on durable renter demand, operational stability, and pragmatic value-add potential. Within the neighborhood, occupancy is approximately mid-90s and renter households form a majority within a 3-mile radius, supporting depth of tenant base and resilient leasing. Elevated local home values relative to incomes indicate a high-cost ownership market, which typically sustains reliance on multifamily rentals and supports pricing power for well-kept assets. According to CRE market data from WDSuite, amenity access—particularly groceries and daily services—tests strong by national standards, reinforcing livability and retention.
Built in 1972, the property is slightly older than nearby stock, creating an avenue for targeted renovations to interior finishes and building systems. With measured capex, investors can seek to enhance competitive standing versus newer assets while keeping rents attainable enough to maintain occupancy stability. Underwriting should incorporate conservative rent-to-income assumptions and recognize that school ratings and broader regional dynamics can influence family-focused leasing.
- Depth of renter demand within 3 miles supports occupancy stability and leasing velocity
- High-cost ownership market bolsters renter reliance and potential pricing power
- 1972 vintage enables value-add through targeted unit and systems upgrades
- Strong amenity access (groceries, cafes, daily services) aids retention
- Risks: below-average school ratings and affordability pressure require conservative underwriting