| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 37th | Fair |
| Amenities | 95th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4456 W 120th St, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1986 |
| Units | 34 |
| Transaction Date | 2021-08-11 |
| Transaction Price | $9,250,000 |
| Buyer | ML-12020 GREVILLEA LLC |
| Seller | GREVILLEA LLC |
4456 W 120th St Hawthorne Multifamily Investment
Neighborhood occupancy is high and renter demand is deep, according to WDSuite’s CRE market data, positioning this 34‑unit asset for stable leasing in an Urban Core pocket of Los Angeles County.
The property sits in an Urban Core neighborhood of the Los Angeles-Long Beach-Glendale metro that ranks 340 out of 1,441 neighborhoods (A- rating), indicating competitive fundamentals within the region. Neighborhood occupancy is strong at 96.7% (neighborhood metric), placing it competitive among Los Angeles neighborhoods and in the upper tier nationally, which supports income stability for multifamily operators.
Amenity access is a clear strength: neighborhood amenity availability ranks 69 of 1,441 locally and scores in the top quartile nationally, with dense concentrations of groceries, restaurants, parks, and pharmacies. This walkable services base typically helps with leasing velocity and retention for workforce-oriented properties.
The building’s 1986 vintage is newer than the neighborhood’s average construction year of 1962. For investors, that generally implies fewer near-term system overhauls versus older stock while still allowing targeted modernization or value‑add upgrades to improve competitive positioning.
Renter-occupied housing accounts for a high share of neighborhood units (76.3% renter concentration). For owners, that depth of the tenant base supports sustained multifamily demand and reduces exposure to single-source demand risk.
Within a 3‑mile radius, demographics are mixed: overall population has edged down recently while household counts are expected to rise alongside smaller average household sizes. Rising median and mean incomes and a forecast increase in households point to a larger tenant base over time, which can support occupancy stability and absorption even as demographics shift.
Home values in the neighborhood are elevated relative to national norms, and the value‑to‑income ratio is high for the metro. A high‑cost ownership market typically sustains reliance on rental housing, supporting pricing power and lease retention. At the same time, rent levels and rent‑to‑income near 28% suggest watchpoints for affordability pressure and thoughtful lease management.
Safety indicators are mixed relative to regional and national benchmarks. The neighborhood’s overall crime rank is 927 out of 1,441 Los Angeles metro neighborhoods, indicating crime levels that are above the metro median. Nationally, composite safety sits around the middle of the pack, with property offenses comparatively better than violent‑crime trends.
Recent year‑over‑year change shows some volatility in violent‑crime estimates, so investors should underwrite with conservative assumptions and focus on property‑level security measures and tenant experience. As always, compare block‑level data and recent comps, as neighborhood metrics reflect broader conditions rather than this specific property.
- 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
Nearby corporate anchors help support a steady renter pool through commute convenience and diversified white‑ and blue‑collar employment, including Mattel, Southwest Airlines, Symantec, Microsoft, and Activision Blizzard.
Positioned in a high‑amenity Urban Core pocket of Los Angeles County, this 34‑unit, 1986‑vintage asset benefits from a renter‑heavy neighborhood, elevated ownership costs, and competitive neighborhood occupancy. The vintage is newer than the local average, which can limit near‑term capex versus older comparables while leaving room for targeted renovations to enhance rents and durability.
Household growth within a 3‑mile radius alongside smaller household sizes suggests a gradually expanding renter pool even as population trends are flat to slightly negative. Combined with a dense employer base and strong service access, the setup supports leasing resilience; according to CRE market data from WDSuite, neighborhood occupancy performance ranks competitively within the Los Angeles metro and above national medians.
- Renter-heavy neighborhood and high ownership costs support durable demand
- 1986 vintage offers operational efficiency with value‑add potential
- Competitive neighborhood occupancy supports income stability
- Local amenities and nearby employers aid retention and leasing
- Risks: mixed safety trends and affordability pressure warrant conservative underwriting