| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 44th | Fair |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15001 Condon Ave, Lawndale, CA, 90260, US |
| Region / Metro | Lawndale |
| Year of Construction | 1972 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
15001 Condon Ave, Lawndale Multifamily Investment
Stabilized renter demand and a high-cost ownership landscape in Lawndale support consistent leasing fundamentals, according to WDSuite’s CRE market data. Neighborhood occupancy trends are steady, suggesting durable income potential for well-managed assets.
Positioned in Lawndale within the Los Angeles-Long Beach-Glendale metro, the neighborhood rates competitive among metro peers (rank 432 of 1,441) with a B+ score, signaling balanced fundamentals for workforce-oriented multifamily. Neighborhood occupancy is 94.6% (neighborhood-level, not the property) and has edged higher over the past five years, a positive backdrop for rent roll stability.
Convenience is a differentiator: restaurants and parks index in the top quartile nationally, and grocery and cafe density are also well above national norms. These amenity concentrations help support renter retention and day-to-day livability, especially for residents valuing short-trip access to services and dining.
Tenure patterns indicate a deep renter pool: approximately 58.5% of neighborhood housing units are renter-occupied, pointing to strong depth for multifamily demand and ongoing leasing velocity. The home-value environment is elevated relative to incomes (high national percentile for value-to-income ratio), which tends to sustain renter reliance on multifamily housing and can support pricing power with thoughtful lease management.
Within a 3-mile radius, demographics are broadly stable, with forecasts showing population growth and a notable increase in households alongside smaller average household sizes by 2028. This shift expands the potential tenant base and supports occupancy stability for well-located assets. The property’s 1972 vintage is slightly newer than the local average construction year (1966), suggesting competitive positioning versus older stock while warranting targeted capital planning for aging systems and modernization opportunities.
Safety indicators for the neighborhood sit below the metro median (ranked 1,031 out of 1,441 metro neighborhoods), placing it behind many Los Angeles-Long Beach-Glendale areas and below the national median on several measures. That said, recent year-over-year trends show improvement, with estimated declines in both violent and property offense rates, which investors may view as a constructive directional signal.
As always, safety conditions vary by block and over time; investors typically underwrite with property-level security, lighting, and operational measures to support resident experience, while tracking neighborhood trendlines rather than any one-year snapshot.
Nearby corporate employers provide a diversified employment base that supports renter demand and commute convenience, including roles in toys and consumer products, airlines, and technology. The list below reflects notable names within a roughly 2–10 mile radius that can underpin leasing and retention.
- Mattel — consumer products/HQ (2.5 miles) — HQ
- Southwest Airlines Counter — airline services (4.3 miles)
- Symantec — cybersecurity & software (6.6 miles)
- Microsoft Offices The Reserves — software (6.7 miles)
- Air Products & Chemicals — industrial gases (9.3 miles)
15001 Condon Ave offers investors exposure to an urban-core Los Angeles County location where neighborhood occupancy remains firm and renter concentration is high, supporting durable leasing. Elevated home values relative to incomes reinforce reliance on multifamily rentals and can aid pricing power when paired with disciplined lease management, based on CRE market data from WDSuite. The 1972 vintage is slightly newer than the neighborhood’s average construction year, indicating competitive positioning versus older stock while still warranting targeted system upgrades and value-add improvements.
Within a 3-mile radius, forecasts point to population growth, a sizable increase in households, and smaller average household sizes by 2028—trends that typically expand the tenant base and support occupancy stability. Strong amenity access (dining, parks, groceries, cafes) further enhances livability, while proximity to major employers supports retention among residents with varied commute needs. Key underwriting considerations include local safety metrics that trail the metro median and routine capex planning appropriate for an early-1970s asset.
- Stable neighborhood occupancy and high renter-occupied share support consistent leasing
- Elevated ownership costs reinforce renter demand and potential pricing power
- 1972 vintage offers value-add and modernization angles versus older local stock
- 3-mile forecasts show population growth and household expansion, supporting tenant base
- Risks: below-metro-median safety metrics and typical capex needs for an early-1970s asset