| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 35th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14606 Lemoli Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1987 |
| Units | 28 |
| Transaction Date | 1999-08-02 |
| Transaction Price | $556,000 |
| Buyer | MANNING RIDDELL LLC |
| Seller | PARTNERSHIP BELEB |
14606 Lemoli Ave, Hawthorne CA Multifamily Investment
Renter demand is supported by a high renter-occupied housing share and steady neighborhood occupancy, according to WDSuite’s CRE market data. Positioning focuses on durable cash flow and retention in an Urban Core pocket of the Los Angeles metro.
This Urban Core neighborhood scores a B+ and is competitive among the 1,441 Los Angeles-Long Beach-Glendale neighborhoods, offering investors balanced fundamentals rather than outsized volatility. Neighborhood occupancy trends sit in the mid-90s, which typically supports income stability and predictable renewals.
The area shows a very high share of renter-occupied units, among the highest nationally per WDSuite, which deepens the tenant base for multifamily and can reduce lease-up risk for properties at this scale. Elevated home values and a high value-to-income profile indicate a high-cost ownership market, which tends to sustain reliance on rentals and can support pricing power when managed prudently.
Livability is reinforced by dense daily-needs access: grocery, restaurants, cafes, childcare, and pharmacies rank well on a national basis. Park access is limited, which may temper appeal for some residents; operators often offset this with on-site amenities or nearby private fitness options. School ratings trail national averages, which may influence family-oriented leasing but has less impact on workforce segments common in Urban Core locations.
Within a 3-mile radius, demographics indicate a large, diversified population base with rising incomes over recent years and forecasts pointing to household growth and smaller average household sizes through 2028. For investors, that combination typically expands the renter pool and supports occupancy stability, though it warrants attention to affordability pressure and renewal strategies.
Vintage context: the property was built in 1987, newer than the neighborhood’s older housing stock profile. That positioning can be competitively favorable versus 1970s-era product, while still requiring targeted capital planning for systems modernization and value-add features to defend rent levels.
Safety indicators benchmark above the national median on WDSuite’s measures, with recent year-over-year declines in estimated violent and property offenses suggesting improving conditions. In metro context, the neighborhood is competitive among the 1,441 Los Angeles-Long Beach-Glendale neighborhoods, pointing to neither outlier risk nor outsized advantage.
Investors should translate these trends into practical measures: maintain standard safety protocols, monitor local reporting for shifts, and incorporate lighting, access control, and resident engagement to reinforce leasing confidence and retention.
Nearby corporate employment anchors help sustain renter demand and support commute convenience, led by Mattel, Southwest Airlines, Symantec, Microsoft, and Air Products & Chemicals.
- Mattel — consumer products HQ (3.8 miles) — HQ
- Southwest Airlines Counter — air transportation (5.3 miles)
- Symantec — cybersecurity (7.0 miles)
- Microsoft Offices The Reserves — software (7.6 miles)
- Air Products & Chemicals — industrial gases (8.2 miles)
14606 Lemoli Ave is a 28-unit 1987-vintage asset positioned for durable operations in a renter-heavy Urban Core of the Los Angeles metro. The neighborhood exhibits mid-90s occupancy and a very high renter-occupied share, supporting depth of demand and renewal visibility. High ownership costs nearby reinforce multifamily reliance, while strong daily-needs amenities bolster resident convenience. According to commercial real estate analysis from WDSuite, crime indicators trend better than national median with recent improvement, adding to leasing confidence.
Key considerations include managing rent-to-income affordability pressure, thoughtful capital planning for systems given the 1987 vintage, and competitive differentiation through finishes and amenities—particularly where park access and school ratings may be less supportive for family segments. Overall, the risk-reward skews toward stable cash flow with selective value-add upside.
- Renter-heavy neighborhood with mid-90s occupancy supports leasing stability and retention
- 1987 vintage can out-compete older stock with targeted upgrades and system refresh
- High-cost ownership market sustains reliance on rentals and pricing power when managed prudently
- Dense daily-needs amenities and nearby employers bolster demand and reduce commute friction
- Risks: affordability pressure (rent-to-income), limited park access, and below-average school ratings