A 23-unit, 1986-vintage opportunity in Hawthorne, CA 90250.
A two-story multifamily asset with bones to work with — strong location, defensible vintage, and a path to materially higher NOI through rent mark-to-market and operational upside.
Three tiers triangulated from 6 recent comparable sales. The top tier is the recommended list — defensible against the comp set with room to negotiate without giving up the floor.
6 mix-matched comparables in the submarket — same vintage, similar unit count, true competition for buyer capital. The median trade clusters around the recommended list.
| Address | Sold | Yr | Units | $/Unit | $/SF | Cap | GRM |
|---|---|---|---|---|---|---|---|
| 12400 Eucalyptus Ave (Subject) | — | 1986 | 23 | $232,609 | $345 | 5.58% | 10.57 |
| 17226 Grevillea Ave | 6/9/2026 | 1979 | 24 | $250,000 | $317 | 5.28% | — |
| 4055 W 129th St | 4/10/2026 | 1966 | 25 | $204,000 | $367 | 6.71% | 9.47 |
| 511 E 99th St | 12/31/2025 | 1986 | 18 | $211,111 | $196 | 5.60% | — |
| 13605 Cerise Ave | 1/27/2025 | 1986 | 15 | $253,333 | $295 | 4.87% | — |
| 11943 Grevillea Ave | 9/5/2025 | 1984 | 10 | $230,000 | $297 | 6.12% | 9.98 |
| 13220 Cordary Ave | 10/16/2024 | 1986 | 14 | $303,071 | $351 | 5.50% | — |
| Comp Median (n=6) | — | $240,000 | $307 | 5.55% | 9.73 | ||
In-place rents trail market materially. The pro forma side shows what stabilized operations look like at market rents — the spread is the value-add prize.
My job is to get you the highest defensible price, fast — without leaving money on the table or sitting on the market. The receipts:
15 minutes, walk through the comps, the pro forma, and the buyer pool. If the numbers don't work for you, no harm done. If they do, I'll have a marketing plan in your inbox by end of week.
This presentation is delivered to a limited number of qualified parties for the sole purpose of evaluating a potential acquisition of the property described herein. Recipient agrees to hold its contents in strict confidence, use the information solely to evaluate the subject property, not reproduce or distribute any portion to any third party, and return or destroy this document upon request.
Information contained herein has been obtained from the property owner, public records, third-party data sources (CoStar, the Los Angeles County Assessor, Mapbox), and other sources believed to be reliable. Neither Taylor Avakian, The Group CRE have independently verified this information and make no representation, warranty, or guarantee as to its accuracy or completeness. Recipient must conduct independent investigation and rely solely on their own analysis and advisors.
Pro forma figures, market rent estimates, value-add scenarios, ADU projections, and any other projection herein are forward-looking and based on assumptions that may not materialize. Actual operating results, sale outcomes, and investment returns will differ — possibly materially — from any projected figures. Past performance of comparable properties is not a guarantee of future performance.
Nothing herein constitutes tax, legal, accounting, investment, or financial advice. Recipient should consult their own attorney, CPA, financial advisor, and other qualified professionals before making any decision regarding the subject property. References to RSO, AB 1482, AB 1857, ADU regulations, Prop 13, or 1031 exchange treatment are general in nature.
The subject property is offered subject to errors, omissions, prior sale or lease, change in price or terms, withdrawal from market, and other conditions imposed by the seller. The seller reserves the right to accept, reject, or counter any offer at its sole discretion. This is not an offer or solicitation to sell. Any agreement shall be embodied solely in a fully executed purchase and sale agreement signed by all parties.
The Group CRE adheres to all federal, state, and local fair housing laws including the Fair Housing Act, the California Fair Employment and Housing Act, and applicable Los Angeles municipal regulations. The Group CRE does not discriminate on the basis of race, color, religion, national origin, sex, familial status, disability, sexual orientation, gender identity, source of income, or any other protected class.