East Compton Flex Retail
For Sale
$629,000
1638 E Compton Blvd, Compton, CA 90221
Renovated 2,700 SF flex space in East Compton.
Property Size2,700 SF
Lot Size0.09 Acres
Price / SF$232.96
Days on Market170
Property Features for 1638 E Compton Blvd
General Information
Standard status
Active
Size
2,700 SF
Lot size
0.09 Acres
Property subtype
Commercial
Building Details
Building Size
2,700 SF
Year Built
1947
Listing Agency:
Empiric Brokers Realty
(562) 756-0410
Listed By:
Dene Molina · License #01067683
(562) 756-0410
Source:
Elliman
Added: Mar 11
Changed: Aug 14
Last Checked: Aug 26 at 9:09AM
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 Empiric Brokers Realty
Investment Insights
Based on property information with market context.
This renovated flex space is located in East Compton, with convenient access to freeways and public transportation. The 2,700 square foot storefront is situated on a 4,120 square foot lot along a major thoroughfare, providing high visibility. Zoned commercial, the property allows for a variety of uses. Gated parking is accessible from the rear alley, which can also serve as a private outdoor patio space. The flexible layout is optimized for a showroom, art gallery, studio, industrial office space, pop-up, or creative retail concepts. The property features a 200-amp electrical panel.
Key Highlights
- High‑visibility storefront location on a major thoroughfare.
- Flexible 2,700 Sq Ft space suitable for various uses.
- Located in Compton's Commercial zone allowing for a variety of business types.
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
$31,552
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
5.02%
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%
$631,040
$631.0K
Cap Rate 7%
$450,743
$450.7K
Cap Rate 9%
$350,578
$350.6K
Market Conditions
NOI Build-Up for 2,700 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
$48.0K $17.76/SF
− Vacancy
−$2.9K −$1.07/SF
EGI
$45.1K $16.69/SF
− OpEx
−$13.5K −$5.01/SF
NOI
$31.6K $11.69/SF
Area
Los Angeles County, CA
Vacancy
6.00%
Lease Rate
$17.76 /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%
$631,040
Cap Rate 7%
$450,743
Cap Rate 9%
$350,578
Alternative Uses
Best Use
Industrial
$450.7K
$394.4K – $525.9K
NOI $31,552 @ 7.0% cap · market cap 5.02%
Second Best
Flex RnD
$344.3K
$301.3K – $401.7K
NOI $24,104 @ 7.0% cap · market cap 3.83%
Theoretical Best
Office A
$1.45M
$1.26M – $1.69M
NOI $101,190 @ 7.0% cap · market cap 16.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,293
Businesses Nearby
Under-served
Demand for This Use
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
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Renovated 2,700 SF flex space in East Compton.
Where is this flex space located?
The property is located at 1638 E Compton Blvd Compton, CA.
What is the asking price?
The asking price for this property is $629,000.
What are key features of this property?
This property features: High‑visibility storefront location on a major thoroughfare.; Flexible 2,700 Sq Ft space suitable for various uses.; Located in Compton's Commercial zone allowing for a variety of business types.
