| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 35th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14125 Doty Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1973 |
| Units | 82 |
| Transaction Date | 1995-03-02 |
| Transaction Price | $2,200,000 |
| Buyer | LONG BEACH MTG COMPANY |
| Seller | IKEZAWA SHAHIN D |
14125 Doty Ave, Hawthorne CA — Multifamily Investment Positioning
Stabilized renter demand in an Urban Core pocket of Hawthorne supports income durability, according to WDSuite’s CRE market data, with neighborhood occupancy around the mid‑90s and a deep renter base.
The property sits in Hawthorne’s Urban Core, where day-to-day convenience is a clear strength. Neighborhood amenities score in the top quartile among 1,441 Los Angeles-Long Beach-Glendale metro neighborhoods, with groceries, pharmacies, cafes, and restaurants dense by national standards (grocery access is in the 99th percentile nationally). Park access is limited, so outdoor space on-site or nearby alternatives matters for resident appeal.
For investors evaluating livability and leasing velocity, neighborhood occupancy is approximately 95% (neighborhood-level), which is above national norms and competitive locally, based on CRE market data from WDSuite. The area’s renter-occupied share is very high (top percentile locally), signaling a broad tenant base and consistent renewal potential. Median school ratings in the area trend below national averages (about 1.8 out of 5), so the resident profile may skew toward households prioritizing commute convenience and services over school quality.
Within a 3‑mile radius, demographics indicate a large population base with household counts inching up recently and projections calling for additional household growth alongside smaller average household sizes. That trajectory typically expands the renter pool and supports occupancy stability. Neighborhood home values are elevated relative to incomes (high value-to-income ratio and upper‑percentile prices), which tends to reinforce reliance on multifamily rentals and can support pricing power when lease management is disciplined.
Vintage context: the property was built in 1973, slightly older than the neighborhood average year of construction. That usually implies ongoing capital planning and potential value‑add opportunities (interiors, systems, or common-area upgrades) to maintain competitiveness versus newer stock while capturing rent lifts supported by the area’s demand profile.
Safety indicators for the neighborhood are generally better than national averages and competitive among Los Angeles-Long Beach-Glendale neighborhoods. Crime ranks around the top 40% locally (out of 1,441 metro neighborhoods), and national percentiles place the area modestly above average for safety.
Recent trend data shows improvement: estimated violent-offense rates declined sharply year over year (high national-percentile improvement), and property offenses also moved lower. While crime dynamics can vary block to block, the directional trend supports renter retention and leasing narratives when paired with strong property management. Figures reflect neighborhood-level comparisons, not property-specific conditions.
Proximity to major employers underpins workforce housing demand and commute convenience, with notable corporate offices within a 3–11 mile radius that support leasing stability at this location. The list below highlights nearby anchors likely to influence tenant retention and day-to-day commute patterns.
- Mattel — consumer products HQ (3.2 miles) — HQ
- Southwest Airlines Counter — aviation services (4.7 miles)
- Symantec — cybersecurity offices (6.5 miles)
- Microsoft Offices The Reserves — software offices (7.1 miles)
- Air Products & Chemicals — industrial gases (8.8 miles)
14125 Doty Ave offers scale at 82 units with smaller average floorplans, aligning with renter demand in an Urban Core location where the neighborhood’s renter-occupied share is among the highest in the metro. Neighborhood occupancy is around the mid‑90s (neighborhood-level), supporting income stability relative to broader metro trends. Elevated home values versus incomes in this part of Los Angeles County suggest a high-cost ownership market, which typically sustains multifamily demand and helps support pricing power when operations are disciplined, according to CRE market data from WDSuite.
Constructed in 1973, the asset likely benefits from targeted value‑add and capital planning—modernizing interiors, building systems, and common areas—to compete with newer stock. Within a 3‑mile radius, projections indicate more households and smaller average household sizes over the next several years, pointing to renter pool expansion that can support occupancy and renewal performance.
- High renter concentration and competitive neighborhood occupancy support demand depth and retention.
- Urban Core amenity density (groceries, pharmacies, cafes, restaurants) aligns with workforce and commuter preferences.
- 1973 vintage presents value‑add and systems-upgrade opportunities to enhance yield versus comparable stock.
- Elevated ownership costs in the area reinforce renter reliance on multifamily housing and support pricing power.
- Risks: rent-to-income pressure and below-average school ratings require thoughtful lease management and amenity programming.