| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 37th | Fair |
| Amenities | 95th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4448 W 120th St, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1986 |
| Units | 34 |
| Transaction Date | 1994-06-21 |
| Transaction Price | $980,000 |
| Buyer | ML 12020 GREVILLEA LLC |
| Seller | GREVILLEA LLC |
4448 W 120th St Hawthorne Multifamily Investment
Neighborhood occupancy remains demonstrably stable and renter demand is deep, according to WDSuite’s CRE market data, supporting consistent leasing for well-positioned assets in Hawthorne.
The property sits in an Urban Core neighborhood within the Los Angeles-Long Beach-Glendale metro that scores A- overall (ranked 340 among 1,441 metro neighborhoods). Local livability is driven by strong day-to-day conveniences: grocery, restaurant, park, and pharmacy density are each in the top quartile nationally, contributing to resident retention and leasing appeal for multifamily.
Multifamily fundamentals are supportive. Neighborhood occupancy is competitive among Los Angeles-Long Beach-Glendale neighborhoods (ranked 484 of 1,441) and sits in the top quartile nationally, indicating resilient demand across cycles. Renter concentration is high (share of housing units that are renter-occupied ranks among the metro’s leaders), which translates to a larger tenant base and helps sustain absorption and renewal velocity.
Home values in the area are elevated relative to national norms, and the value-to-income ratio is also high. In practice, this high-cost ownership market tends to reinforce reliance on rental housing, supporting pricing power for well-managed communities while warranting careful lease management given rent-to-income considerations. Average school ratings in the neighborhood are below national medians, which investors may weigh against the area’s amenity access and employment connectivity when targeting renter profiles.
Demographic statistics aggregated within a 3-mile radius show recent population softness alongside rising incomes and a forecasted increase in households through 2028 as average household size trends lower. For multifamily owners, a smaller household size and projected household growth point to a broader renter pool and support for occupancy stability, particularly for efficiently sized units. The asset’s 1986 vintage is newer than the neighborhood’s older housing stock (average construction year 1962), offering relative competitiveness versus legacy buildings while still allowing for targeted value-add and systems modernization to drive NOI.
Neighborhood safety indicators are mixed relative to national benchmarks. Overall crime levels track around the middle of U.S. neighborhoods (national percentiles in the mid-40s), suggesting conditions that are neither among the highest- nor lowest-risk areas nationwide. Within the Los Angeles-Long Beach-Glendale metro (1,441 neighborhoods), the area is roughly middle of the pack, rather than top quartile.
Recent estimates indicate a modest downtick in property offenses year over year, while violent offense estimates have shown an uptick. For investors, this calls for standard operating measures: active onsite management, lighting and access controls, and coordination with local resources to support resident confidence and retention. Comparisons should be made against peer submarkets during underwriting to calibrate expense assumptions.
The immediate area benefits from a diverse corporate employment base that supports renter demand and convenient commutes, led by Mattel, Southwest Airlines, Symantec, Microsoft, and Activision Blizzard.
- Mattel — corporate offices (2.2 miles) — HQ
- Southwest Airlines Counter — corporate offices (3.2 miles)
- Symantec — corporate offices (4.9 miles)
- Microsoft Offices The Reserves — corporate offices (5.5 miles)
- Activision Blizzard — corporate offices (8.7 miles) — HQ
This 34-unit, 1986-vintage asset in Hawthorne is positioned within an amenity-rich Urban Core neighborhood where occupancy is competitive locally and top quartile nationally, supporting steady leasing. Elevated home values and a high value-to-income ratio indicate a high-cost ownership market that tends to sustain renter reliance on multifamily housing. Based on CRE market data from WDSuite, the broader 3-mile area shows incomes rising and households projected to grow as household sizes decline, expanding the renter pool for efficiently sized units.
Relative to the metro’s older housing stock (average 1962 vintage), 1986 construction provides a competitive edge versus legacy properties, with potential to unlock value through targeted renovations and systems upgrades. Underwriting should account for school quality perception and measured safety variability, balanced against strong amenity access and proximity to major employers that support retention.
- Occupancy strength in a renter-heavy neighborhood supports stable cash flow potential
- High-cost ownership market reinforces multifamily demand and pricing power
- 1986 vintage offers competitive positioning with value-add and modernization upside
- 3-mile household growth and smaller household sizes broaden the tenant base
- Risks: below-average school ratings and mixed safety trends warrant conservative OPEX and resident-experience plans