Functional Corner Yard with Dual
For Sale
$675,000
Pending
2303 E El Segundo, Compton, CA 90222
Three-parcel assemblage ideal for owner-user seeking immediate functionality.
Property Size1,436 SF
Lot Size0.21 Acres
Days on Market103
Property Features for 2303 E El Segundo
General Information
Standard status
Pending
Size
1,436 SF
Lot size
0.21 Acres
Property subtype
Industrial
Building Details
Building Size
1,436 SF
Year Built
1984
Listing Agency:
Keller Williams Coastal Prop.
(310) 978-7950
Listed By:
Alexandro Colombo · License #01927702
(310) 978-7950
Source:
Elliman
Added: May 15
Changed: Aug 8
Last Checked: Jul 23 at 8:36AM
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 Keller Williams Coastal Prop.
Investment Insights
Based on property information with market context.
This offering comprises a three-parcel assemblage at 2303 E. El Segundo Blvd and 12720–12722 S. Willowbrook Ave, totaling approximately 9,070 square feet of land. The site includes two connected corner parcels currently operating as a tire and yard facility, plus a separate rear parcel with independent frontage and access along Willowbrook Ave. The property is occupied by auto-related and light industrial users on month-to-month occupancy. Existing improvements include a fenced yard area, covered workspace, storage, and functional structures supporting immediate operational use. The corner configuration provides circulation, visibility, and operational flexibility for automotive, contractor, storage, fabrication, or yard-related use. The separate Willowbrook parcel allows an owner-user to operate the site together or separately depending on operational needs. The offering is best suited for an owner-user seeking immediate functionality, yard utility, and control of a multi-parcel site without redevelopment timing or entitlement risk. The location has a bike score of 64, indicating it is bikeable, and a walk score of 50, indicating car-dependence.
Key Highlights
- Multi‑parcel assemblage (9,070 SF) with dual access and corner location.
- Existing functional improvements including fenced yard, covered workspace, and storage.
- Suitable for automotive, contractor, storage, fabrication, or yard‑related uses.
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
$31,771
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
4.71%
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%
$635,420
$635.4K
Cap Rate 7%
$453,871
$453.9K
Cap Rate 9%
$353,011
$353.0K
Market Conditions
NOI Build-Up for 1,436 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
$48.6K $33.84/SF
− Vacancy
−$3.2K −$2.23/SF
EGI
$45.4K $31.61/SF
− OpEx
−$13.6K −$9.48/SF
NOI
$31.8K $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%
$635,420
Cap Rate 7%
$453,871
Cap Rate 9%
$353,011
Alternative Uses
Best Use
Retail
$453.9K
$397.1K – $529.5K
NOI $31,771 @ 7.0% cap · market cap 4.71%
Second Best
Industrial
$239.7K
$209.8K – $279.7K
NOI $16,781 @ 7.0% cap · market cap 2.49%
Theoretical Best
Office A
$768.8K
$672.7K – $897.0K
NOI $53,818 @ 7.0% cap · market cap 7.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
999
Businesses Nearby
835
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Electronics 100%
Metro by T-Mobile
Electronics
835 visits/mo
0.1 miles
Demographics for 90222, CA
32,397
Population
8,874
Households
3.7
Avg Household Size
32
Median Age
12%
College-Educated
64%
High-School Grad
2.7 sq mi
ZIP Area
11,999
Density / Sq Mi
$76,467
Median Household Income
$35,102
Median Earnings
$1,485
Median Rent
$552,000
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?
Automotive property - Three-parcel assemblage ideal for owner-user seeking immediate functionality.
Where is this automotive property located?
The property is located at 2303 E El Segundo Compton, CA.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: Multi‑parcel assemblage (9,070 SF) with dual access and corner location.; Existing functional improvements including fenced yard, covered workspace, and storage.; Suitable for automotive, contractor, storage, fabrication, or yard‑related uses.
