| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 37th | Fair |
| Amenities | 95th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4433 W 120th St, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1984 |
| Units | 30 |
| Transaction Date | 2021-12-30 |
| Transaction Price | $1,164,500 |
| Buyer | WILLIAM H RITTER III TRUST |
| Seller | STEPHANIE LYNN CARROLL TRUST |
4433 W 120th St Hawthorne Multifamily Investment
Neighborhood occupancy has trended in the mid-90s with a high renter-occupied share, according to WDSuite’s CRE market data, supporting durable demand for compact units. Positioned in an Urban Core pocket of Los Angeles County, the asset benefits from steady renter turnover and pricing resilience.
The property sits in an Urban Core location that ranks in the top quartile among 1,441 Los Angeles metro neighborhoods, signaling competitive fundamentals and broad renter appeal. Amenities are dense by national standards (grocery, restaurants, and pharmacies score in the upper percentiles nationwide), which supports day-to-day convenience and helps sustain leasing velocity.
At the neighborhood level, occupancy remains above national norms with stable recent performance, and renter-occupied housing is notably high — both indicators of a deep tenant base for multifamily. Within a 3-mile radius, roughly two-thirds of housing units are renter-occupied, reinforcing demand depth for smaller floor plans and supporting occupancy stability.
The 1984 vintage is newer than the area’s average construction year, which skews early-1960s. That positioning typically provides a competitive edge versus older stock, while still warranting targeted capital planning for aging systems and selective upgrades to capture value-add upside.
Home values in the neighborhood are elevated relative to national levels, which generally reinforces reliance on rental housing and can support pricing power for well-maintained assets. Current rent levels sit above national medians, so lease management should balance growth with affordability pressure to protect retention; this is a common dynamic in higher-cost Los Angeles submarkets based on commercial real estate analysis from WDSuite.
Demographic indicators aggregated within a 3-mile radius show modest population contraction alongside a projected increase in households and smaller average household sizes over the next five years. For investors, this points to a larger renter pool for compact units and sustained demand for efficient one-bedrooms and studios, which aligns with the property’s average unit size.
Safety indicators are mixed when viewed against national benchmarks. Property offense rates trend favorable compared with neighborhoods nationwide (around the top quartile nationally), while violent offense measures sit closer to the national midpoint. Recent year-over-year changes show variability, so prudent operators typically emphasize lighting, access control, and resident engagement to support retention and leasing outcomes.
Within the Los Angeles metro context, results vary by neighborhood; investors should evaluate on-the-ground conditions and recent community initiatives in Hawthorne alongside building-level measures. Using WDSuite data for context can help frame trends over time rather than relying on single-year snapshots.
Proximity to major employers underpins a broad workforce renter base and commute convenience. Notable nearby employers include Mattel, Southwest Airlines, Symantec, Microsoft, and Activision Blizzard, supporting demand and lease stability for workforce-oriented units.
- Mattel — toys & entertainment (2.2 miles) — HQ
- Southwest Airlines Counter — airline operations (3.2 miles)
- Symantec — cybersecurity (4.9 miles)
- Microsoft Offices The Reserves — software (5.5 miles)
- Activision Blizzard — interactive entertainment (8.7 miles) — HQ
4433 W 120th St combines a renter-heavy neighborhood profile, strong amenity access, and newer-than-average local vintage to support durable multifamily demand. According to CRE market data from WDSuite, neighborhood occupancy is elevated relative to national norms and renter-occupied share is high, which, paired with elevated ownership costs, supports depth of demand and pricing power for well-maintained small-unit product.
Built in 1984, the 30-unit property should remain competitive versus older area stock, while thoughtful capital planning can target building systems and cosmetic upgrades for value-add. Demographic trends within a 3-mile radius point to a rising household count and smaller household sizes, which align with the community’s average unit size and can support occupancy stability and leasing velocity over time.
- Renter-heavy neighborhood and above-average occupancy support demand stability
- 1984 vintage offers competitive positioning with selective value-add potential
- Dense amenities and nearby employers bolster retention and leasing
- Risks: affordability pressure and mixed safety metrics require proactive management