| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 35th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14404 Lemoli Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1987 |
| Units | 39 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
14404 Lemoli Ave Hawthorne Multifamily Investment
This 39-unit property in Hawthorne's Urban Core benefits from strong neighborhood-level occupancy at 95.1% and exceptional renter concentration at 84.9%. Commercial real estate analysis indicates the area ranks in the top 1% nationally for rental housing share, supporting consistent tenant demand.
This Hawthorne neighborhood demonstrates strong fundamentals for multifamily investors, ranking in the top quartile nationally for housing metrics with a B+ overall rating among 1,441 Los Angeles metro neighborhoods. The area maintains 95.1% occupancy and commands median rents of $1,632, positioning above the 83rd national percentile for rental rates. With 84.9% of housing units renter-occupied, this neighborhood ranks in the top 1% nationally for rental concentration, indicating deep and sustained demand for multifamily housing.
Built in 1987, this property aligns with the neighborhood's 1976 average construction year, suggesting potential value-add opportunities through strategic renovations and unit upgrades. The area's amenity infrastructure supports tenant retention, with grocery store density ranking in the 99th percentile nationally at 9.46 stores per square mile. Demographics within a 3-mile radius show a stable renter base of 270,163 residents, with 57.3% of households renting and median household income of $82,614.
Forward-looking indicators suggest continued rental demand strength. Population forecasts project modest growth to 272,952 by 2028, while household formation is expected to increase 36.3% over five years. Median rents are projected to reach $2,345, representing nearly 40% growth from current levels. Home values at $601,582 median reinforce rental demand, as elevated ownership costs sustain renter reliance on multifamily housing in this market.
The neighborhood's safety profile presents mixed indicators that require careful monitoring for property management considerations. Violent crime rates of 49.1 per 100,000 residents place the area near the metro median, ranking 760th among 1,441 Los Angeles neighborhoods. More encouragingly, violent crime has declined 59.1% over the past year, placing this neighborhood in the 89th percentile nationally for crime reduction trends.
Property crime rates of 99.8 incidents per 100,000 residents rank above metro median levels, though the area has seen a 15.8% year-over-year decrease in property offenses. Overall crime metrics place the neighborhood at the 64th national percentile, indicating competitive safety conditions compared to urban multifamily markets nationwide. Investors should factor security considerations into property management budgets and tenant screening processes.
The property benefits from proximity to major corporate employers that provide workforce housing demand, with several Fortune 500 headquarters within a 12-mile radius supporting professional renter demographics.
- Mattel — toy manufacturing headquarters (3.8 miles) — HQ
- Southwest Airlines Counter — airline operations (5.2 miles)
- Symantec — cybersecurity offices (6.9 miles)
- Microsoft Offices The Reserves — technology offices (7.6 miles)
- Air Products & Chemicals — industrial gases (8.3 miles)
This Hawthorne property offers compelling fundamentals driven by exceptional rental market concentration and stable occupancy trends. According to CRE market data from WDSuite, the neighborhood's 84.9% renter-occupied housing share ranks in the top 1% nationally, while 95.1% occupancy rates exceed many Los Angeles submarkets. The 1987 construction vintage presents value-add opportunities through unit renovations and common area improvements, potentially capturing upside from projected 40% rent growth to $2,345 median by 2028.
Demographics within a 3-mile radius support long-term tenant demand, with household formation expected to increase 36.3% over five years while maintaining a 57.3% renter share. Home values at $601,582 median reinforce rental demand by keeping ownership costs elevated relative to area incomes. The property's proximity to major employers including Mattel headquarters and LAX-area businesses provides workforce housing appeal for professional tenants.
- Exceptional rental concentration at 84.9% ranks top 1% nationally
- Strong neighborhood occupancy at 95.1% supports cash flow stability
- Value-add potential through renovations of 1987-vintage units
- Projected 40% rent growth to $2,345 median by 2028
- Risk: Property crime rates above metro median require security considerations