| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 37th | Fair |
| Amenities | 95th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4690 Broadway, Hawthorne, CA, 90250, US |
| Region / Metro | Hawthorne |
| Year of Construction | 1986 |
| Units | 22 |
| Transaction Date | 2004-08-30 |
| Transaction Price | $2,600,000 |
| Buyer | MEEHAN RICHARD L |
| Seller | HANNA ROBERT JAMES |
4690 Broadway, Hawthorne CA Multifamily Investment
Neighborhood occupancy is resilient and above many national benchmarks, supporting stable renter demand near LAX and the South Bay, according to WDSuite’s CRE market data. For investors, the area’s deep renter base points to steady leasing, with pricing power tempered by local affordability dynamics.
The property at 4690 Broadway sits in an Urban Core pocket of Hawthorne that ranks in the top quartile among 1,441 Los Angeles metro neighborhoods (A- neighborhood rating). The immediate area shows strong renter fundamentals: the share of housing units that are renter-occupied is high (76.3%), signaling a large tenant base and durable multifamily demand at the neighborhood level.
Amenity density is a clear strength. Neighborhood access to groceries, pharmacies, restaurants, and childcare rates in the higher national percentiles, and the amenity rank is competitive among Los Angeles neighborhoods. These daily-needs conveniences typically support lease retention and reduce friction on renewals for workforce and professional renters.
Vintage matters for competitiveness. Built in 1986, the asset is newer than the neighborhood’s average construction year of 1962. That relative youth can help positioning versus older stock; however, investors should still plan for modernization of systems and common areas to maintain standing against recently renovated comparables.
Within a 3-mile radius, demographic statistics indicate modest population contraction alongside a projected increase in household counts over the next five years. A smaller average household size is expected, which generally broadens the renter pool and supports occupancy stability. At the same time, elevated home values in the neighborhood context reinforce reliance on rental options, aiding multifamily demand while requiring thoughtful lease management where rent-to-income ratios point to some affordability pressure.
Safety conditions track close to national mid-range levels overall, with comparative performance that trails the Los Angeles metro median based on neighborhood rankings. Nationally, composite indicators sit around the middle percentiles, suggesting neither a pronounced outlier on safety nor a top-tier performer.
Recent year-over-year volatility in violent incident rates warrants monitoring. For underwriting, a prudent approach is to benchmark security line items against competitive Urban Core assets and watch trend direction rather than single-year readings. As always, neighborhood rankings are measured against 1,441 metro neighborhoods and national percentiles compare performance to neighborhoods nationwide.
Proximity to major employers underpins local renter demand, with short commutes to Mattel, Southwest Airlines operations, Symantec, Microsoft offices, and Activision Blizzard helping support workforce stability and lease retention.
- Mattel — corporate offices (1.9 miles) — HQ
- Southwest Airlines Counter — airline operations (3.1 miles)
- Symantec — cybersecurity offices (5.0 miles)
- Microsoft Offices The Reserves — technology offices (5.5 miles)
- Activision Blizzard — interactive entertainment (8.8 miles) — HQ
This 22-unit, 1986-vintage asset benefits from a high renter concentration at the neighborhood level and strong amenity access that supports day-to-day living—factors that typically aid occupancy and renewal rates. Based on CRE market data from WDSuite, neighborhood occupancy trends are elevated versus many national peers, while the surrounding Los Angeles employment base provides depth to the renter pool.
Relative to older local stock, the vintage provides competitive positioning with potential to capture value through targeted renovations and system upgrades. Demand is reinforced by a high-cost ownership landscape in the neighborhood context, which supports multifamily reliance; however, investors should calibrate rents and concessions to local rent-to-income realities and monitor safety trend volatility as a standard risk control.
- Deep neighborhood renter base supports steady leasing and retention
- 1986 vintage is competitive versus older nearby stock with value-add upside
- Amenity-rich location near major employers underpins occupancy stability
- High-cost ownership context reinforces reliance on rental housing
- Risks: affordability pressure and safety trend variability require active management