| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 35th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14511 Cerise Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1985 |
| Units | 43 |
| Transaction Date | 2017-02-23 |
| Transaction Price | $4,449,000 |
| Buyer | THOMSON JEFFREY J |
| Seller | LOUIE JOSEPH |
14511 Cerise Ave Hawthorne Multifamily Investment
Neighborhood-level occupancy has been steady with above-average renter demand, according to WDSuite’s CRE market data, supporting income durability at this address. This commercial real estate analysis points to a deep tenant base in Hawthorne while noting that occupancy metrics reflect the surrounding neighborhood, not the property itself.
Located in Hawthorne’s Urban Core, the property sits in a neighborhood rated B+ and positioned above the national median on several housing and amenity measures. Grocery and dining density ranks near the top of the Los Angeles metro (e.g., grocery access ranks within the top tier among 1,441 metro neighborhoods and restaurants are likewise strong), indicating day-to-day convenience that supports renter retention. Childcare availability also performs well relative to the metro and is in a high national percentile, which can broaden the tenant profile.
Neighborhood occupancy trends are solid and above national norms, with the area posting low vacancy relative to many U.S. neighborhoods (top-quartile nationally for occupancy per WDSuite). NOI per unit at the neighborhood level is also above national averages, suggesting operational performance that has historically supported stabilized assets in similar submarkets.
The asset’s 1985 construction is newer than the neighborhood’s average vintage (1970s era), offering a competitive position versus older stock while still leaving room for system upgrades or targeted renovations to enhance rents and retention. Within a 3-mile radius, a majority of housing units are renter-occupied, indicating depth in the tenant base and supporting sustained leasing activity.
Demographic indicators within a 3-mile radius show a large, diverse population with projections calling for growth in both households and incomes over the next five years. That combination, alongside forecasts for higher contract rents, points to a gradually expanding renter pool. Counterbalances include below-average school ratings and limited park access in the immediate area, which investors may address through on-site amenities and resident engagement strategies.
Based on WDSuite’s CRE market data, the neighborhood’s safety profile rates moderately better than the national average (national safety percentile in the mid-60s), and it sits around the metro midpoint compared with 1,441 Los Angeles-area neighborhoods (rank near the center of the distribution). Recent year-over-year declines in both property and violent offense estimates indicate improving momentum rather than heightened risk at this time.
As with any urban-core location, conditions can vary block to block. Investors typically underwrite to current trends and emphasize lighting, access control, and community standards to preserve the observed improvement trajectory.
Proximity to major corporate offices supports workforce housing demand and commute convenience for residents, notably across entertainment, technology, airline operations, and industrial gases. The anchors below are representative of nearby employment nodes that can aid leasing stability.
- Mattel — consumer products HQ (3.6 miles) — HQ
- Southwest Airlines Counter — airline operations (5.1 miles)
- Symantec — cybersecurity (6.9 miles)
- Microsoft Offices The Reserves — software (7.5 miles)
- Air Products & Chemicals — industrial gases (8.3 miles)
This 43-unit, 1985-vintage asset benefits from a renter-driven location where neighborhood occupancy trends run above national averages and amenities are dense by metro standards. The vintage is newer than the area’s 1970s-era baseline, offering relative competitiveness versus older product while preserving value-add potential through targeted modernization of interiors and building systems. According to CRE market data from WDSuite, high neighborhood renter concentration and strong grocery/dining access have historically supported leasing durability in similar Los Angeles submarkets.
Within a 3-mile radius, projections call for growth in households and incomes alongside rising contract rents, which points to a larger tenant base and potential pricing power. Offsetting considerations include affordability pressure typical of high-cost ownership markets and below-average school ratings; both factors warrant active lease management and amenity programming to sustain retention.
- Occupancy stability at the neighborhood level with above-national performance supports cash flow consistency.
- 1985 vintage is newer than local averages, with clear upside via selective renovations and system updates.
- Dense amenities and nearby employment nodes reinforce tenant demand and lease retention.
- Household and income growth within 3 miles signal a gradually expanding renter pool over the forecast period.
- Risks: rent-to-income pressures in a high-cost market and below-average school ratings require proactive leasing and resident engagement.