Mixed-Use Office/Retail
For Sale
$6,150,000
10221 Compton Avenue, Los Angeles, CA 90002
Chase Bank anchors a multi-tenant commercial property with established office and retail occupancy.
Property Size20,865 SF
Price / SF$294.75
Days on Market470
Property Features for 10221 Compton Avenue
General Information
Standard status
Active
Size
20,865 SF
Property subtype
General Commercial
Amenities
3
LAPF
Building Details
Year Built
1997
Listing Agency:
Remax Commercial and Investment Realty
(213) 817-1000
Listed By:
Enrique Viramontes · License ##01372010
Source:
Xome
Added: May 18, 2025
Changed: Aug 30
Last Checked: Aug 30 at 2:58AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Remax Commercial and Investment Realty
Investment Insights
Based on property information with market context.
This 20,865-square-foot mixed-use commercial building combines office and retail space and was constructed in 1997. Chase Bank serves as the property’s national-credit anchor, while established long-term tenants provide existing occupancy. The asset generates in-place income with a cap rate exceeding 6.0%.
Located at 10221 Compton Avenue in Los Angeles, the property sits within a dense urban corridor of South Los Angeles surrounded by residential, retail, and civic uses. Downtown Los Angeles is approximately 7 miles away, USC and Exposition Park are about 6 miles from the property, and LAX is approximately 13 miles away. The setting also provides proximity to major transportation routes and city landmarks.
Located at 10221 Compton Avenue in Los Angeles, the property sits within a dense urban corridor of South Los Angeles surrounded by residential, retail, and civic uses. Downtown Los Angeles is approximately 7 miles away, USC and Exposition Park are about 6 miles from the property, and LAX is approximately 13 miles away. The setting also provides proximity to major transportation routes and city landmarks.
Key Highlights
- 20,865 SF mixed‑use office and retail building
- Constructed in 1997
- Chase Bank serves as the national‑credit anchor
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
$495,257
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
8.05%
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%
$9,905,140
$9.9M
Cap Rate 7%
$7,075,100
$7.1M
Cap Rate 9%
$5,502,856
$5.5M
Market Conditions
NOI Build-Up for 20,865 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
$811.2K $38.88/SF
− Vacancy
−$150.9K −$7.23/SF
EGI
$660.3K $31.65/SF
− OpEx
−$165.1K −$7.91/SF
NOI
$495.3K $23.74/SF
Area
Los Angeles, CA
Vacancy
18.60%
Lease Rate
$38.88 /SF/Yr
Expense Ratio
25.00%
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%
$9,905,140
Cap Rate 7%
$7,075,100
Cap Rate 9%
$5,502,856
Alternative Uses
Best Use
Office B
$7.08M
$6.19M – $8.25M
NOI $495,257 @ 7.0% cap · market cap 8.05%
Second Best
Retail
$6.92M
$6.05M – $8.07M
NOI $484,218 @ 7.0% cap · market cap 7.87%
Theoretical Best
Multifamily LT 5
$422.71M
$369.87M – $493.16M
NOI $29,589,866 @ 7.0% cap · market cap 481.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
800
Businesses Nearby
Explore this area
Business Placement
Demographics for 90002, CA
53,150
Population
13,808
Households
3.8
Avg Household Size
30
Median Age
8%
College-Educated
53%
High-School Grad
3.0 sq mi
ZIP Area
17,717
Density / Sq Mi
$56,158
Median Household Income
$29,680
Median Earnings
$1,509
Median Rent
$502,600
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Chase Bank anchors a multi-tenant commercial property with established office and retail occupancy.
Where is this mixed-use property located?
The property is located at 10221 Compton Avenue Los Angeles, CA.
What is the asking price?
The asking price for this property is $6,150,000.
What are key features of this property?
This property features: 20,865 SF mixed‑use office and retail building; Constructed in 1997; Chase Bank serves as the national‑credit anchor
