| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 35th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14530 Lemoli Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1986 |
| Units | 20 |
| Transaction Date | 1999-07-30 |
| Transaction Price | $945,000 |
| Buyer | MANNING RIDDELL LLC |
| Seller | RUTHA BOWERS TRUST BOWERS ANDREW H JR CO TR A |
14530 Lemoli Ave Hawthorne 20-Unit Multifamily
The surrounding neighborhood shows stable renter demand with occupancy around the mid-90s and a high renter-occupied share, according to WDSuite’s CRE market data. For investors, that points to durable leasing fundamentals in an Urban Core pocket of Los Angeles County.
This Urban Core neighborhood carries a B+ rating and is competitive among Los Angeles-Long Beach-Glendale neighborhoods while sitting above the metro median (ranked 510 out of 1,441). Amenity access is strong by national standards, with groceries, pharmacies, restaurants, and cafes placing the area in the upper quartile nationally, which supports day-to-day livability and renter retention.
Occupancy in the neighborhood is above national averages (around the low-to-mid 90s and in the 71st percentile nationally), and the renter-occupied share is among the highest nationwide. For multifamily owners, that combination indicates a deep tenant base and supports ongoing leasing stability, even as cycles turn.
Construction trends suggest a property built in 1986 is newer than the neighborhood’s average 1970s stock. That typically confers relative competitiveness versus older buildings, while still allowing room for modernization or systems upgrades to unlock value-add potential and manage long-term capital planning.
Demographic statistics are aggregated within a 3-mile radius. While overall population has been roughly flat to slightly down in recent years, forecasts point to an increase in households by 2028 alongside smaller average household sizes. This shift generally expands the renter pool and can support occupancy stability and leasing velocity for well-positioned assets.
Home values rank in the upper decile nationally and the value-to-income ratio sits near the top of U.S. neighborhoods, signaling a high-cost ownership market. For multifamily investors, elevated ownership costs tend to sustain reliance on rental housing and may support pricing power, though a higher rent-to-income ratio in the area warrants attentive lease management to maintain retention.
Local conveniences are a strength (notably groceries and pharmacies), though park access is limited within the neighborhood footprint. Average school ratings trail national norms, which may shape unit-mix strategy and marketing toward workforce renters seeking commute convenience and services.
Safety indicators in the neighborhood are better than many areas nationwide (roughly mid-60s percentile for safety compared to neighborhoods across the U.S.), and recent trends show notable improvement in violent offense rates year over year. Within the Los Angeles-Long Beach-Glendale metro (1,441 neighborhoods), the area sits around the middle of the pack, suggesting conditions broadly consistent with the metro context rather than an outlier.
Investors should monitor forward trends and property-level measures, but current comparative data points to a stable backdrop that supports day-to-day operations without requiring atypical assumptions.
Proximity to major employers underpins a strong regional employment base and supports renter demand through commute convenience. Notable nearby employers include Mattel, Southwest Airlines, Symantec, Microsoft, and Air Products & Chemicals.
- Mattel — toys & consumer products (3.8 miles) — HQ
- Southwest Airlines Counter — airline operations (5.3 miles)
- Symantec — cybersecurity (7.0 miles)
- Microsoft Offices The Reserves — software (7.6 miles)
- Air Products & Chemicals — industrial gases (8.2 miles)
14530 Lemoli Ave is a 20-unit, 1986-vintage asset in an Urban Core pocket of Los Angeles County where neighborhood occupancy trends are above national norms and renter concentration is among the highest in the country. The building’s vintage is newer than much of the surrounding 1970s stock, offering relative competitiveness with potential to capture value through select modernization while managing long-term CapEx.
According to CRE market data from WDSuite, the neighborhood’s high-cost ownership landscape reinforces reliance on rental housing, while 3-mile forecasts indicate an increase in households and smaller average household sizes by 2028—factors that typically expand the tenant base and support occupancy stability. Balanced against this are considerations such as higher rent-to-income ratios and below-average school ratings, which call for careful lease management and targeted positioning.
- Renter-demand depth: neighborhood occupancy above national averages with very high renter-occupied share supports leasing stability.
- Competitive vintage: 1986 construction is newer than local 1970s stock, with room for value-add upgrades.
- Household growth: 3-mile forecasts point to more households and smaller sizes, expanding the renter pool and aiding retention.
- Pricing support: high-cost ownership market can sustain multifamily demand and bolster rent positioning.
- Risks: higher rent-to-income ratios and below-average school ratings require attentive leasing and asset management.