| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 35th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14518 Cerise Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1986 |
| Units | 22 |
| Transaction Date | 2001-08-29 |
| Transaction Price | $1,825,000 |
| Buyer | SHERMAN MICHAEL J |
| Seller | PALM CENTRAL PARTNERS |
14518 Cerise Ave Hawthorne Multifamily Investment
Neighborhood occupancy near 95% and an ~85% renter-occupied share indicate a deep tenant base for stabilization in this Urban Core pocket, according to WDSuite’s CRE market data.
Located at 14518 Cerise Ave in Hawthorne, the property sits in a Los Angeles-Long Beach-Glendale metro neighborhood rated B+ and competitive among metro peers (rank 510 out of 1,441). Amenity access trends favor daily needs: grocery and pharmacy availability sit in top national percentiles, and cafés are plentiful, supporting renter convenience and retention. Park access is limited, so outdoor space programming on-site can help offset that gap.
The neighborhood’s renter concentration is high (about 85% of housing units are renter-occupied), which supports multifamily demand depth and leasing velocity. Neighborhood occupancy is around 95%, positioning assets to benefit from steady tenant turnover and renewal opportunities. Median contract rents trend above national norms, suggesting pricing power relative to many U.S. neighborhoods, while rent-to-income ratios signal affordability pressure that calls for careful lease management.
Vintage matters for competitiveness: built in 1986, the asset is newer than the neighborhood’s average 1970s stock. That can provide an edge versus older properties, though investors should still plan for system updates and selective renovations to maintain positioning against renovated comparables.
Within a 3-mile radius, recent population change has been roughly flat to slightly negative, but projections point to modest population growth and a meaningful increase in households alongside rising incomes. In a high-cost ownership market (elevated home values and value-to-income ratios), these dynamics generally reinforce renter reliance on multifamily housing and can support occupancy stability and renewal capture for well-run assets.
Context versus metro and national:
- Amenities: amenity access is top quartile among 1,441 metro neighborhoods and strong nationally for grocery, childcare, and cafés.
- Schools: average school ratings trail national medians, which may influence family-oriented demand and unit mix strategy.
- NOI per unit and occupancy: neighborhood-level NOI and occupancy track above national medians, supporting underwriting for stabilized operations.
Safety trends are mixed but improving. Compared with neighborhoods nationwide, this area scores above average overall on crime safety percentiles, while violent-offense positioning is closer to mid-pack. Recent year-over-year data indicates a notable improvement in violent-offense rates, suggesting momentum in the right direction. As always, investors should assess property-level security measures and recent local trendlines rather than relying on block-level assumptions.
The nearby employment base blends corporate offices and tech, supporting commuter convenience and renter retention. Key employers within an 8–12 minute drive include Mattel, Southwest Airlines, Symantec, Microsoft, and Air Products & Chemicals.
- Mattel — consumer products (3.7 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 22-unit, 1986-vintage asset benefits from a renter-dense Urban Core location where neighborhood occupancy hovers near the mid-90s and daily-needs amenities rank strong. The building’s vintage is newer than the area’s average 1970s stock, providing relative competitiveness, while targeted system upgrades and interior refreshes can position it well against renovated comparables. In a high-cost ownership market, elevated home values support sustained reliance on rentals, bolstering demand depth and renewal potential. According to CRE market data from WDSuite, neighborhood-level rents sit above national norms, reinforcing the case for disciplined rent growth tied to ongoing asset improvements and service quality.
Forward-looking demographics within a 3-mile radius show modest population growth and a larger household base alongside higher projected incomes, which can translate into a larger tenant pool. Risks to underwrite include tenant affordability pressure and below-average school ratings, which may shape unit mix, amenity programming, and renewal strategies.
- Renter-dense neighborhood with mid-90s occupancy supports leasing stability and renewals.
- 1986 construction offers an edge versus older local stock, with value-add upside via targeted upgrades.
- High-cost ownership market sustains multifamily demand and pricing power for well-managed assets.
- Growing household base and rising incomes within 3 miles expand the renter pool over the medium term.
- Risks: affordability pressure (rent-to-income), limited parks, and below-average school ratings require active lease and amenity strategy.