| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 35th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14102 Lemoli Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1987 |
| Units | 49 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
14102 Lemoli Ave Hawthorne Multifamily Opportunity
Neighborhood data indicates a high share of renter-occupied housing and stable occupancy, supporting consistent leasing potential, according to WDSuite s CRE market data.
Situated in Hawthorne s Urban Core, the property benefits from a renter-driven neighborhood profile. The share of housing units that are renter-occupied is very high locally, signaling depth in the tenant base and supporting leasing stability at the neighborhood level. Neighborhood occupancy is also solid relative to national norms, pointing to resilient demand rather than transient spikes.
Daily-needs access is a relative strength: grocery and restaurant density rank in the top quartile nationally, and pharmacies are also abundant. Caf e9 options are strong for the area as well. The primary amenity gap is limited park acreage nearby. For investors, this mix suggests convenience-driven appeal for renters while highlighting the need to program on-site or nearby recreational alternatives.
The building s 1987 vintage is newer than the neighborhood s average construction year (1976). That positioning can enhance competitiveness versus older stock, though investors should still plan for modernization of systems and finishes as part of ongoing capital planning.
Within a 3-mile radius, household incomes have risen meaningfully in recent years and are projected to continue growing, while the forecast shows an increase in households alongside smaller average household sizes. This points to a larger tenant base over time and supports occupancy stability. Elevated home values locally—high relative to income levels—indicate a high-cost ownership market, which tends to sustain rental demand and support pricing power for well-managed assets. Lease management should account for rent-to-income affordability pressure to maintain retention.
Schools in the surrounding area rate below national averages, which is a consideration for family-oriented leasing strategies. Even so, the broader neighborhood scores B+ overall with amenities ranking above metro medians and net operating income per unit trending above national midpoints, based on commercial real estate analysis from WDSuite.
Safety signals are mixed. Neighborhood-level property offense measures are above the national midpoint (safer than many peers), while violent offense measures sit closer to mid-range nationally. Recent year-over-year trends indicate notable improvement, suggesting conditions have been moving in a positive direction compared with nationwide patterns.
As with any urban submarket in the Los Angeles metro, owners should align security protocols and resident experience initiatives with local trends rather than block-level assumptions, and monitor updated data periodically.
Proximity to major corporate offices in the South Bay corridor supports workforce housing demand and commuting convenience, notably across consumer products, airlines, software, and industrial gas industries.
- Mattel consumer products (3.7 miles) HQ
- Southwest Airlines Counter airlines operations (5.1 miles)
- Symantec software & cybersecurity offices (6.7 miles)
- Microsoft Offices The Reserves software offices (7.4 miles)
- Air Products & Chemicals industrial gases offices (8.4 miles)
This 49-unit asset combines strong renter demand drivers with durable neighborhood fundamentals. The surrounding area shows a very high share of renter-occupied units and occupancy that trends above national midpoints, supporting consistent leasing and retention. The property s 1987 construction is newer than the local average, offering competitive positioning versus older stock while leaving room for targeted modernization. Elevated ownership costs in the area reinforce reliance on multifamily housing, while household growth within a 3-mile radius and smaller household sizes point to an expanding renter pool over time, according to CRE market data from WDSuite.
Operationally, amenity access is a plus (groceries, restaurants, pharmacies), though limited park space and below-average school ratings should inform positioning toward adult and workforce renters. Affordability pressure is present (rent-to-income), so proactive lease management and value-focused renovations are key to sustaining occupancy and pricing power.
- Renter-heavy neighborhood and solid occupancy support stable leasing
- 1987 vintage outcompetes older stock; scope for value-add modernization
- Strong daily-needs access (grocery, dining, pharmacy) enhances renter appeal
- Elevated ownership costs sustain multifamily demand and retention
- Risks: limited park space, below-average school ratings, and affordability pressure