| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 44th | Fair |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14600 Inglewood Ave, Lawndale, CA, 90260, US |
| Region / Metro | Lawndale |
| Year of Construction | 1984 |
| Units | 38 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
14600 Inglewood Ave Lawndale 38-Unit Multifamily Investment
Neighborhood occupancy trends in the mid-90s point to income stability, according to WDSuite’s CRE market data, with renter demand supported by strong local amenities and a high-cost ownership market.
Positioned in Lawndale’s Urban Core within the Los Angeles-Long Beach-Glendale metro, the neighborhood rates B+ and is top quartile among 1,441 metro neighborhoods for overall amenity access. For investors conducting multifamily property research, nearby parks, restaurants, cafes, and grocery options test well against national peers (many in the 90th-percentile range), which can aid leasing velocity and retention. School ratings sit near the national middle, suggesting family appeal may be more value-driven than brand-driven.
The area’s housing stock skews older (average vintage 1966), making a 1984 asset relatively newer versus local competitors—often translating into lower immediate capital needs and a more competitive position against mid-century properties, while still leaving room for targeted modernization.
Renter-occupied share is high at the neighborhood level (above metro median and in the upper national percentiles), indicating a deep tenant base and supportive demand for multifamily. Median contract rents trend high for the region, but rent-to-income ratios track on the more manageable side locally, which can support lease retention and reduce turnover risk.
Demographic statistics are aggregated within a 3-mile radius: after a flat-to-slight dip in recent years, forecasts point to population growth and a notable increase in households by 2028, alongside smaller average household sizes. For owners, that dynamic typically expands the renter pool and supports occupancy stability and pricing power, especially when combined with elevated home values relative to local incomes that keep many households reliant on multifamily housing.
Safety outcomes are mixed relative to peers. The neighborhood ranks below the metro median on crime (1,031 out of 1,441), which indicates higher incident rates than many Los Angeles metro neighborhoods and sits below the national median for safety. At the same time, both violent and property offense rates have trended lower year over year, suggesting incremental improvement rather than deterioration.
Investors typically address this with standard operational measures (lighting, access control, and resident engagement) and underwriting that reflects comparative performance versus nearby submarkets. Monitoring trajectory is prudent given recent improvement.
Proximity to major employers supports commuter convenience and a durable tenant base, led by Mattel, Southwest Airlines Counter, Symantec, Microsoft offices, and Air Products & Chemicals within a roughly 10-mile radius.
- Mattel — consumer products HQ (2.3 miles) — HQ
- Southwest Airlines Counter — airline operations (4.1 miles)
- Symantec — cybersecurity offices (6.3 miles)
- Microsoft Offices The Reserves — software offices (6.5 miles)
- Air Products & Chemicals — industrial gases (9.5 miles)
This 38-unit property built in 1984 is newer than much of the surrounding housing stock, offering a competitive edge versus older mid-century assets and potential to capture rent premiums through focused renovations rather than full repositioning. According to CRE market data from WDSuite, neighborhood occupancy trends sit in the mid-90s with a high share of renter-occupied units, pointing to depth of demand. Elevated home values relative to incomes bolster renter reliance on multifamily housing, while strong amenity density supports leasing and retention.
Forward-looking demographics within a 3-mile radius call for population growth and a substantial increase in households by 2028, which typically expands the tenant base and supports income durability. Key risks include safety performance below metro and national medians and school quality near the national middle; underwriting and asset management should reflect these factors alongside value-add planning for systems and interiors typical of early-1980s construction.
- 1984 vintage is newer than local average, reducing near-term capex while preserving renovation upside
- Mid-90s neighborhood occupancy and high renter concentration support demand and retention
- Strong amenity access and high-cost ownership market sustain multifamily reliance
- 3-mile forecasts point to population and household growth, expanding the renter pool
- Risks: below-median safety and average school ratings warrant conservative underwriting and active management