| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 35th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14610 Lemoli Ave, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1990 |
| Units | 26 |
| Transaction Date | 2015-03-16 |
| Transaction Price | $4,875,000 |
| Buyer | BLUE WATER ASSET MANAGEMENT LP |
| Seller | M & M ASSET MANAGEMENT G P |
14610 Lemoli Ave Hawthorne Multifamily Investment
Neighborhood-level occupancy remains firm and renter concentration is high, supporting steady tenant demand near major job centers, according to WDSuite’s CRE market data. Investors can underwrite with an eye toward lease retention, while monitoring affordability pressure across the surrounding Hawthorne submarket.
The property sits in an Urban Core pocket of Hawthorne rated B+, where neighborhood occupancy is solid and above the national median. The area shows a very high share of renter-occupied housing units, indicating a deep tenant base that has historically supported leasing stability at comparable multifamily assets.
Daily needs are well covered: grocery access ranks among the strongest nationally, with restaurants, cafes, and pharmacies also testing in high national percentiles. While parks are sparse locally, overall amenity density is competitive among Los Angeles-Long Beach-Glendale neighborhoods, aiding resident convenience and lease appeal.
Within a 3-mile radius, recent data reflect a slight pullback in population but a projected increase in households alongside smaller average household size. That mix points to a larger tenant base over time and potential support for occupancy, even if net population growth is modest. Median contract rents in the neighborhood benchmark above national levels, reinforcing the need for attentive lease management and renewal strategies.
Home values in the neighborhood are elevated versus national benchmarks and high relative to incomes, which typically sustains reliance on rental housing and can support pricing power for well-managed assets. Built in 1990, the asset is newer than the neighborhood’s average vintage and may hold selective value-add or modernization opportunities to maintain competitive positioning against older stock.
Neighborhood safety indicators are above the metro median among 1,441 Los Angeles-Long Beach-Glendale neighborhoods, and property-related offenses track better than national midpoints. Trend data also point to recent year-over-year declines in both violent and property offense rates, a constructive signal for long-term operations. As with any Urban Core location, owners should continue standard security, lighting, and access-control best practices and monitor local trends as they evolve.
Proximity to established employers supports a consistent renter pipeline and commute convenience for workforce housing. Nearby corporate offices span entertainment, technology, airline services, and industrials reflected in the list below.
- Mattel — toys & entertainment (3.86 miles) — HQ
- Southwest Airlines Counter — airline services (5.29 miles)
- Symantec — cybersecurity (7.02 miles)
- Microsoft Offices The Reserves — software (7.66 miles)
- Air Products & Chemicals — industrial gases (8.14 miles)
This 26-unit, 1990-vintage asset benefits from a renter-heavy neighborhood with solid occupancy and strong amenity access. Elevated home values relative to incomes indicate a high-cost ownership market, which tends to sustain multifamily demand and support pricing power for well-managed properties, based on CRE market data from WDSuite.
Relative to older local stock, the 1990 construction can reduce near-term capital intensity while still offering targeted value-add and modernization pathways. Within a 3-mile radius, households are projected to increase as average household size trends smaller, a setup that can expand the renter pool and support leasing stability. Key watch items include rent-to-income pressures and softer school ratings that may influence unit mix strategy and renewal management.
- Renter-heavy neighborhood and above-median occupancy support demand depth and retention
- High-cost ownership environment reinforces reliance on rental housing and pricing power
- 1990 vintage offers competitive positioning versus older stock with selective value-add upside
- Risks: affordability pressure (rent-to-income), limited park access, and softer school ratings