| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 44th | Fair |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14928 Inglewood Ave, Lawndale, CA, 90260, US |
| Region / Metro | Lawndale |
| Year of Construction | 1984 |
| Units | 39 |
| Transaction Date | 2003-05-30 |
| Transaction Price | $4,000,000 |
| Buyer | Orchid Lane Investors LLC |
| Seller | Lawndale Associates Ltd |
14928 Inglewood Ave Lawndale Multifamily Opportunity
Neighborhood occupancy is in the mid-90s with a renter-occupied housing base above half of units, supporting steady lease-up and retention, according to WDSuite’s CRE market data. Elevated for-sale values in the area reinforce reliance on rentals, sustaining demand for well-managed multifamily assets.
Situated in Lawndale within the Los Angeles-Long Beach-Glendale metro, the neighborhood carries a B+ rating and Urban Core profile. Amenities are a clear strength: parks and restaurant density both sit in the top quartile nationally, with grocery and cafe access also testing well above national norms. Pharmacy access is comparatively limited, which may influence resident convenience and delivery reliance.
For investors screening demand drivers, the neighborhood’s renter concentration is meaningful: an estimated 58.5% of housing units are renter-occupied, indicating a deep tenant base and helping underpin occupancy stability. Neighborhood occupancy is reported at 94.6%, providing a solid foundation for cash flow management and lease retention planning.
Schools trend around the national middle based on average ratings, which is neutral for most workforce housing strategies. Median home values rank in the upper decile nationally, a high-cost ownership market that tends to sustain rental demand and can support pricing power for competitive units without overextending rent-to-income ratios that hover near a quarter of income at the neighborhood level.
Within a 3-mile radius, demographics show a large and diverse renter pool with stable recent population counts and projections for population growth and household gains over the next five years. Forecasts indicate more households and slightly smaller average household sizes, which can broaden demand for multifamily units and support occupancy resilience, based on CRE market data from WDSuite.
Vintage and competitive positioning: The property’s 1984 construction is newer than the neighborhood’s average vintage (1960s-era). Relative to older local stock, this can be a competitive advantage, while still warranting targeted modernization and systems planning to meet current renter expectations.
Safety trends should be evaluated in context. Compared with neighborhoods nationwide, recent data indicate the area sits below the national middle for safety; however, both violent and property offenses have declined year over year, suggesting improving conditions. Within the Los Angeles-Long Beach-Glendale metro, the neighborhood ranks in the lower half by crime measures (among 1,441 neighborhoods), so prudent security planning and resident communications remain relevant to operations.
Investors should weigh these trends alongside amenity access and demand depth; improving trajectories can support leasing and retention, but underwriting should incorporate realistic expense assumptions for security measures and potential insurance considerations.
Proximity to major employers supports a broad commuter tenant base and reinforces weekday occupancy. Nearby nodes include Mattel, Southwest Airlines, Symantec, Microsoft, and Air Products & Chemicals, providing diversified white- and blue-collar employment within short drive times.
- Mattel — consumer products (2.47 miles) — HQ
- Southwest Airlines Counter — airline operations (4.26 miles)
- Symantec — cybersecurity offices (6.57 miles)
- Microsoft Offices The Reserves — software offices (6.68 miles)
- Air Products & Chemicals — industrial gases offices (9.32 miles)
This 39-unit asset benefits from a deep renter base and a neighborhood occupancy rate in the mid-90s, with elevated for-sale housing costs that tend to reinforce rental demand. According to CRE market data from WDSuite, amenity access is a relative strength (parks, restaurants, groceries), which aids leasing velocity and supports tenant retention. The 1984 vintage is newer than much of the surrounding stock, positioning the property competitively while leaving room for targeted value-add through systems upgrades and unit modernization.
Within a 3-mile radius, forecasts point to population growth, a sizable increase in households, and slightly smaller household sizes—factors that expand the renter pool and support occupancy stability over a multi-year hold. Balanced against these strengths, underwriting should account for moderate safety positioning and school quality that trends near national averages.
- Deep renter base and mid-90s neighborhood occupancy support leasing stability
- High ownership costs locally sustain multifamily demand and pricing power
- Amenity-rich Urban Core location aids absorption and retention
- 1984 construction offers competitive positioning with value-add upside via modernization
- Risk: below-average safety metrics require prudent operating plans and expense allowances