| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 43rd | Fair |
| Amenities | 94th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4205 W 129th St, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1972 |
| Units | 47 |
| Transaction Date | 2011-12-15 |
| Transaction Price | $315,000 |
| Buyer | JENKINS EDWARD J |
| Seller | CAREY ROBERT E |
4205 W 129th St Hawthorne Multifamily Investment
Neighborhood metrics point to stable renter demand with a high share of renter-occupied housing and occupancy in the mid-90s, according to WDSuite’s CRE market data. For investors, that combination supports consistent leasing and retention in an established Los Angeles infill location.
Situated in Hawthorne within the Los Angeles-Long Beach-Glendale metro, the neighborhood is rated A- and ranks 270 out of 1,441 metro neighborhoods—competitive among Los Angeles neighborhoods. Amenity access is a clear strength: restaurants and grocery options score in the upper national percentiles, reinforcing everyday convenience for residents and supporting renter appeal.
From an investor lens, the local renter base is deep. The share of renter-occupied housing is high (95th percentile nationally), and the neighborhood occupancy rate trends in the mid-90s with a national percentile around the mid-70s—conditions that generally underpin leasing stability. Median contract rents sit above national norms, while the rent-to-income ratio trends on the lower side nationally, a combination that can aid retention and limit turnover volatility.
The ownership market is high-cost (home values around the upper 90th percentile nationally), which tends to sustain reliance on rental housing and supports multifamily demand depth. School ratings are around the national midpoint, which is serviceable for family renters but not a distinguishing advantage. Average construction vintage for the area skews 1960s; with a 1972 build, the property competes against older stock, though investors should account for aging systems and potential modernization to strengthen positioning.
Demographic indicators aggregated within a 3-mile radius show relatively steady household levels with rising incomes historically and projections pointing to further income gains and higher asking rents over the next five years. While population growth is flat to slightly negative in the near term, an expected increase in household counts and smaller average household sizes can expand the renter pool and support occupancy.
Safety signals are mixed and should be evaluated alongside property-specific measures. The neighborhood’s overall crime rank sits toward the lower half of the metro (rank 1,067 out of 1,441), indicating it is below the metro median on safety. Nationally, violent offense levels are around the midpoint, while property offense indicators are better than average, but recent year-over-year changes suggest variability that warrants ongoing monitoring.
For underwriting, consider historical trends, recent local enforcement initiatives, and on-site security or lighting upgrades that can help with resident comfort and retention. Comparative positioning versus nearby Los Angeles neighborhoods remains an important benchmark rather than block-level assumptions.
Proximity to major employers supports workforce-driven renter demand and commute convenience, notably across consumer products, airline operations, software, cybersecurity, and gaming. The following nearby employers illustrate the depth and diversity of the area’s employment base.
- Mattel — consumer products HQ (2.5 miles) — HQ
- Southwest Airlines Counter — airline operations (3.7 miles)
- Symantec — cybersecurity (5.5 miles)
- Microsoft Offices The Reserves — software (6.1 miles)
- Activision Blizzard — video game publisher (9.3 miles) — HQ
This 47-unit, 1972-vintage asset offers exposure to an infill Los Angeles submarket where renter concentration is high and neighborhood occupancy holds in the mid-90s. Elevated ownership costs in the area reinforce reliance on rental housing, while strong amenity density and access to major employers support day-to-day livability and leasing durability. Based on CRE market data from WDSuite, the neighborhood performs above national norms on amenities and maintains a deep renter base, giving operators multiple levers to sustain occupancy and optimize rents.
The 1972 vintage is newer than the area’s average stock, offering a relative competitive edge versus 1960s-era buildings, yet still merits capital planning for systems modernization and value-add upgrades to capture rent premiums. Within a 3-mile radius, incomes have risen and are projected to continue trending upward alongside rent growth, which can support pricing power; investors should balance this with measured affordability management to protect retention. Safety signals are mixed relative to the metro, suggesting prudent emphasis on property-level security, lighting, and resident engagement.
- High renter concentration and mid-90s neighborhood occupancy support leasing stability
- Infill Los Angeles location with strong amenity access and proximity to diversified employers
- 1972 vintage presents value-add and systems modernization potential versus older local stock
- Rising incomes within 3 miles and projected rent growth can bolster pricing power with thoughtful affordability management
- Risks: mixed safety relative to metro and capital expenditure needs typical for the vintage