| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 35th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14133 Lemoli Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1972 |
| Units | 23 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
14133 Lemoli Ave Hawthorne Multifamily Investment
High renter concentration and steady neighborhood occupancy support a durable tenant base in Hawthorne, according to WDSuite’s CRE market data. Positioned in an Urban Core setting, the asset offers exposure to renter demand reinforced by a high-cost ownership market.
Situated in Hawthorne Los Angeles County the neighborhood is rated B+ and is competitive among Los Angeles-Long Beach-Glendale, CA neighborhoods (ranked 510 out of 1,441). For multifamily investors, the combination of strong renter demand and urban convenience underpins day-to-day leasing fundamentals.
Amenity access is a clear strength: groceries and daily-needs retail are in the top tier nationally (grocery density near the 99th percentile), with cafes, restaurants, and pharmacies also testing high percentiles. Park space is limited in this micro-area, which is a trade-off to weigh against the convenience profile. Average school ratings trend below national medians, which may influence family renter segments.
Neighborhood occupancy is solid and above national medians, while the share of renter-occupied housing is very high (top percentile locally), signaling a deep tenant pool for Class B assets. The property s 1972 vintage is slightly older than the neighborhood average (1976), suggesting potential value-add through targeted renovations and systems modernization to remain competitive against newer stock.
Within a 3-mile radius, recent population change has been modest, but WDSuite s data indicates a projected uptick in population alongside a notable increase in household counts and a decrease in average household size. That shift typically expands the renter pool and supports occupancy stability. Elevated home values and a high value-to-income ratio reflect a high-cost ownership market, which can sustain multifamily demand; however, a higher rent-to-income ratio warrants attentive lease management and retention strategies.
Safety trends are mixed but generally favorable in comparative terms. The neighborhood ranks above the metro median for overall crime (ranked 580 out of 1,441 in the Los Angeles-Long Beach-Glendale, CA metro), and sits in the mid-to-upper range nationally. Property-related offenses have declined year-over-year, and recent measures show improvement in violent offense trends, which supports investor confidence in day-to-day operations without overstating block-level conditions.
Nearby employers span entertainment, technology, and transportation, supporting a broad workforce renter base and commute convenience for residents. The list below highlights notable corporate offices and headquarters within an approximately 3 11 mile radius that can reinforce leasing stability.
- Mattel consumer products (3.7 miles) HQ
- Southwest Airlines Counter air transport services (5.1 miles)
- Symantec cybersecurity (6.8 miles)
- Microsoft Offices The Reserves software (7.4 miles)
- Air Products & Chemicals industrial gases (8.4 miles)
14133 Lemoli Ave is a 23-unit, 1972-vintage asset positioned in a renter-heavy Urban Core pocket of Hawthorne. Neighborhood occupancy is solid and the renter-occupied share is among the highest locally, pointing to a deep tenant base. Elevated for-sale home values and a high value-to-income ratio indicate a high-cost ownership market that can sustain multifamily demand, while limited parkland and below-median school ratings are considerations for certain renter cohorts.
According to CRE market data from WDSuite, amenity access is a relative advantage (notably groceries, dining, and daily services), and recent crime trend improvements add operational support. Given the asset s slightly older vintage relative to the neighborhood average, targeted renovations and systems updates present value-add potential to protect occupancy and pricing power as newer product competes nearby. Monitoring rent-to-income levels will be important for retention and lease management.
- Deep renter pool and solid neighborhood occupancy support leasing stability
- High-cost ownership market reinforces demand for rental housing
- Amenity-rich Urban Core location aids retention and day-to-day livability
- 1972 vintage offers value-add and systems modernization upside
- Risks: elevated rent-to-income ratios, limited park space, and below-median school ratings