| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 37th | Fair |
| Amenities | 95th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4536 W 118th St, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1991 |
| Units | 75 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4536 W 118th St Hawthorne Multifamily Investment
Neighborhood occupancy remains firm with deep renter concentration, supporting stable leasing conditions near major employment nodes, according to WDSuite’s CRE market data.
Positioned in Hawthorne’s Urban Core, the neighborhood ranks in the top quartile among 1,441 Los Angeles–Long Beach–Glendale metro neighborhoods, indicating competitive fundamentals for multifamily relative to the broader metro. Amenity access is a strength as well, with dense coverage of groceries, pharmacies, parks, and restaurants placing the area in top national percentiles for daily convenience and walkable services.
For investors, neighborhood occupancy is strong and above many peer submarkets, and the share of renter-occupied housing units is high, signaling a sizable tenant base and support for ongoing demand. School ratings trend below national averages, so positioning and asset quality matter for retention and target renter segments.
Construction trends favor competitive positioning: the property’s 1991 vintage is newer than the local average housing stock from the early 1960s. That typically reduces near-term capital needs versus older comparables while still allowing targeted value-add or system modernization to enhance performance.
Within a 3-mile radius, recent population trends have been modestly negative while household counts are projected to increase alongside smaller average household sizes. This shift generally expands the renter pool and supports occupancy stability, with elevated ownership costs in the area reinforcing sustained reliance on multifamily housing.
Safety indicators show a mixed but manageable profile for investors. Overall crime levels sit near the middle of national comparisons, with property-related offenses comparatively favorable versus many U.S. neighborhoods. However, recent trends in violent incidents have moved in the wrong direction, warranting ongoing monitoring and prudent security measures.
Within the Los Angeles–Long Beach–Glendale metro (1,441 neighborhoods), the area performs around the metro average rather than at the top or bottom. Operators can mitigate variability by emphasizing lighting, access controls, and community engagement, while tracking neighborhood trendlines over time using WDSuite’s data.
Proximity to major corporate employers underpins renter demand and commute convenience, notably across entertainment, technology, and transportation roles. Nearby anchors include Mattel, Southwest Airlines operations, Symantec, Microsoft offices, and Activision Blizzard.
- Mattel — consumer products HQ (2.16 miles) — HQ
- Southwest Airlines Counter — airline operations (2.99 miles)
- Symantec — cybersecurity offices (4.63 miles)
- Microsoft Offices The Reserves — technology offices (5.28 miles)
- Activision Blizzard — gaming & media (8.49 miles) — HQ
This 75-unit, 1991-vintage asset benefits from a renter-heavy neighborhood with solid occupancy, ample daily amenities, and proximity to diverse employment centers. Newer construction relative to the area’s older housing stock offers competitive positioning versus legacy product, while targeted upgrades can further strengthen leasing and retention. Elevated ownership costs in the surrounding market tend to sustain multifamily demand and support pricing power without overreliance on outsized rent growth assumptions.
According to CRE market data from WDSuite, neighborhood occupancy trends and amenity density compare favorably with both metro and national benchmarks, while a projected rise in household counts within a 3-mile radius points to a larger tenant base despite modest population contraction. Investors should plan for normal system updates for a 1990s-vintage building and actively manage affordability pressure to protect renewal rates and lease performance.
- Stabilized neighborhood occupancy and deep renter base support durable leasing
- 1991 vintage is competitive versus older local stock, with value-add and modernization potential
- Dense amenity access and nearby corporate employers bolster demand and retention
- High-cost ownership market reinforces reliance on rentals, aiding pricing power
- Risk: manage affordability and monitor safety trendlines to maintain renewal health