Compton Retail Investment
For Sale
$1,950,000
118 N Long Beach, Compton, CA 90221
Retail property in Compton, California with five existing stores.
Property Size5,750 SF
Lot Size0.29 Acres
Price / SF$339.13
Days on Market95
Property Features for 118 N Long Beach
General Information
Standard status
Active
Size
5,750 SF
Lot size
0.29 Acres
Building Details
Building Size
5,750 SF
Year Built
1987
Stories
1
Listing Agency:
New Star Realty & Investment
(714) 213-1372
Listed By:
Joy Heerak Youn
(714) 213-1372
Source:
Evrealestate
Added: May 21
Changed: Aug 23
Last Checked: Aug 23 at 7:40AM
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 New Star Realty & Investment
Investment Insights
Based on property information with market context.
The property, constructed in 1987, features a 5,750 square foot building on a 12,702 square foot lot. Located at 108-120 Long Beach Blvd in Compton, California, the property is zoned COCL. Currently, five retail stores operate within the building. The location has a walk score of 77, indicating it is very walkable, and a bike score of 53, making it bikeable. This property is being sold in its current as-is condition and presents an investment opportunity.
Key Highlights
- Excellent location at the intersection of Compton and Long Beach.
- High Walk Score of 77 (Very Walkable).
- Substantial 5,750 sq/ft building size.
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
$127,216
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
6.52%
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%
$2,544,320
$2.5M
Cap Rate 7%
$1,817,371
$1.8M
Cap Rate 9%
$1,413,511
$1.4M
Market Conditions
NOI Build-Up for 5,750 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
$194.6K $33.84/SF
− Vacancy
−$12.8K −$2.23/SF
EGI
$181.7K $31.61/SF
− OpEx
−$54.5K −$9.48/SF
NOI
$127.2K $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%
$2,544,320
Cap Rate 7%
$1,817,371
Cap Rate 9%
$1,413,511
Alternative Uses
Best Use
Retail
$1.82M
$1.59M – $2.12M
NOI $127,216 @ 7.0% cap · market cap 6.52%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.08M
$2.69M – $3.59M
NOI $215,497 @ 7.0% cap · market cap 11.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,398
Businesses Nearby
14k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 100%
Church's Chicken
Dining
13,889 visits/mo
0.5 miles
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
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Retail property in Compton, California with five existing stores.
Where is this storefront property located?
The property is located at 118 N Long Beach Compton, CA.
What is the asking price?
The asking price for this property is $1,950,000.
What are key features of this property?
This property features: Excellent location at the intersection of Compton and Long Beach.; High Walk Score of 77 (Very Walkable).; Substantial 5,750 sq/ft building size.
