4-Unit Mixed-Use
For Sale
$849,000
1212 E Rosecrans Ave, Compton, CA 90221
Residential Income, Compton, CA
Property Size2,628 SF
Lot Size0.11 Acres
Price / SF$323.06
Days on Market46
Property Features for 1212 E Rosecrans Ave
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
COCL*
Bedrooms
3
Bathrooms
4
Full bathrooms
2
Rooms
Bathroom 3, Bedroom 1, Bedroom 3, Bathroom 4, Bathroom 2, Bathroom 1, Bedroom 2
Parking
4
Parking features
Covered
Directions
On Rosecrans Ave between Sloan Ave and Poinsettia Ave.
Subdivision
Compton S of Rosecrans, E of Alameda
Standard status
Active
APN
6178-017-004
Size
2,628 SF
Lot size
0.11 Acres
Utilities
Cooling system
Wall/Window Unit(s)
Building Details
Year built
1957
Floors in Building
1
Number of units
4
Listing Agency:
Mega Realty · RE/MAX International
(323) 692-9900
Listed By:
Chan Lee · License #02018309
(213) 500-6124
Added: Aug 3
Changed: Sep 12
Last Checked: Sep 17 at 6:06AM
MLS# 26867873
Copyright © 2026 The MLS/CLAW. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,628-square-foot mixed-use property contains four units: one commercial storefront and three one-bedroom, one-bath residential units positioned behind a gate. The commercial space operates as a flower shop and has received electrical, lighting, and flooring updates. One residential unit has also been updated. Built in 1957, the property includes wall/window cooling and covered parking.
Located at 1212 E Rosecrans Ave in Compton, the property occupies 0.107 acres and carries COCL* zoning. The existing layout combines a street-facing commercial component with separate residential space, providing a defined mix of retail and housing uses. Tenants are in place, including occupants associated with the commercial and residential units.
Located at 1212 E Rosecrans Ave in Compton, the property occupies 0.107 acres and carries COCL* zoning. The existing layout combines a street-facing commercial component with separate residential space, providing a defined mix of retail and housing uses. Tenants are in place, including occupants associated with the commercial and residential units.
Key Highlights
- Four units: 1 commercial storefront and 3 residential units
- Three residential units, each with 1 bedroom and 1 bathroom
- Commercial space operates as a flower shop
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$58,143
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.85%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,162,860
$1.2M
Cap Rate 7%
$830,614
$830.6K
Cap Rate 9%
$646,033
$646.0K
Market Conditions
NOI Build-Up for 2,628 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$88.9K $33.84/SF
− Vacancy
−$5.9K −$2.23/SF
EGI
$83.1K $31.61/SF
− OpEx
−$24.9K −$9.48/SF
NOI
$58.1K $22.12/SF
Area
Los Angeles County, CA
Vacancy
6.60%
Lease Rate
$33.84 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,162,860
Cap Rate 7%
$830,614
Cap Rate 9%
$646,033
Alternative Uses
Best Use
Retail
$830.6K
$726.8K – $969.1K
NOI $58,143 @ 7.0% cap · market cap 6.85%
Second Best
Mixed Use
$760.2K
$665.2K – $887.0K
NOI $53,217 @ 7.0% cap · market cap 6.27%
Theoretical Best
Office A
$1.41M
$1.23M – $1.64M
NOI $98,491 @ 7.0% cap · market cap 11.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
3
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,382
Businesses Nearby
Explore this area
Business Placement
Demographics for 90221, CA
52,561
Population
12,854
Households
4.1
Avg Household Size
31
Median Age
8%
College-Educated
58%
High-School Grad
5.4 sq mi
ZIP Area
9,734
Density / Sq Mi
$68,191
Median Household Income
$34,426
Median Earnings
$1,600
Median Rent
$541,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use building with a flower shop and three rear residential units behind a gated entry.
Where is this mixed-use property located?
The property is located at 1212 E Rosecrans Ave Compton, CA.
What is the asking price?
The asking price for this property is $849,000.
What are key features of this property?
This property features: Four units: 1 commercial storefront and 3 residential units; Three residential units, each with 1 bedroom and 1 bathroom; Commercial space operates as a flower shop
