Two-Unit Duplex with Bonus
For Sale
$825,000
321 N Willowbrook, Compton, CA 90220
MULTI_FAMILY - Compton, CA
Property Size1,880 SF
Lot Size0.15 Acres
Price / SF$438.83
Days on Market13
Property Features for 321 N Willowbrook
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 1, Bedroom 2, Bathroom 1, Bedroom 3, Laundry Room, Bedroom 5, Bedroom 4
Lot features
2-5 Units/ Acre
Elementary school district
Compton Unified
Middle school district
Compton Unified
High school district
Compton Unified
Directions
North of Rosecrans Ave, east side of Willowbrook Ave
Subdivision
RN - Compton N of Rosecrans, E of Central
Standard status
Active
APN
6157015017
Size
1,880 SF
Lot size
0.15 Acres
Utilities
Water source
Public
Amenities
in-unit washer/dryer
Building Details
Year built
1914
Floors in Building
1
Number of units
2
Listing Agency:
eXp Realty of California Inc.
(888) 832-7179
Listed By:
Sue Gil · License #02118852
(562) 833-7213
Added: Aug 5
Changed: Aug 16
Last Checked: Aug 17 at 2:06AM
MLS# DW26171393
Copyright © 2026 California Regional Multiple Listing Service, Inc. 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 1,880-square-foot duplex contains two separate residences on a 0.1512-acre lot. The front home includes three bedrooms and two bathrooms, while the rear unit provides two bedrooms and one bathroom. Each residence has its own washer and dryer, and additional living area expands the property's functional layout. Built in 1914, the property is served by public water.
The duplex is currently tenant occupied and has an established tenancy history. Its Compton location places the property near major freeways, shopping, dining, schools, and everyday amenities. Buyers should verify permits and permitted use for the additional living area and existing configuration.
The duplex is currently tenant occupied and has an established tenancy history. Its Compton location places the property near major freeways, shopping, dining, schools, and everyday amenities. Buyers should verify permits and permitted use for the additional living area and existing configuration.
Key Highlights
- Two‑unit duplex with 1,880 square feet of property size
- Front residence includes 3 bedrooms and 2 bathrooms
- Separate rear unit offers 2 bedrooms and 1 bathroom
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
$32,832
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
3.98%
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%
$656,640
$656.6K
Cap Rate 7%
$469,029
$469.0K
Cap Rate 9%
$364,800
$364.8K
Market Conditions
NOI Build-Up for 1,880 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
$50.8K $27.00/SF
− Vacancy
−$3.9K −$2.05/SF
EGI
$46.9K $24.95/SF
− OpEx
−$14.1K −$7.48/SF
NOI
$32.8K $17.46/SF
Area
Los Angeles County, CA
Vacancy
7.60%
Lease Rate
$27.00 /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%
$656,640
Cap Rate 7%
$469,029
Cap Rate 9%
$364,800
Alternative Uses
Best Use
Multifamily LT 5
$469.0K
$410.4K – $547.2K
NOI $32,832 @ 7.0% cap · market cap 3.98%
Second Best
Apartment 5plus
$432.2K
$378.1K – $504.2K
NOI $30,251 @ 7.0% cap · market cap 3.67%
Theoretical Best
Office A
$1.01M
$880.7K – $1.17M
NOI $70,458 @ 7.0% cap · market cap 8.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
674
Businesses Nearby
Explore this area
Business Placement
Demographics for 90220, CA
50,412
Population
14,067
Households
3.6
Avg Household Size
33
Median Age
13%
College-Educated
68%
High-School Grad
6.9 sq mi
ZIP Area
7,306
Density / Sq Mi
$77,535
Median Household Income
$36,074
Median Earnings
$1,557
Median Rent
$514,600
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Tenant-occupied duplex with separate residences, private laundry facilities, and additional living area.
Where is this duplex located?
The property is located at 321 N Willowbrook Compton, CA.
What is the asking price?
The asking price for this property is $825,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,880 square feet of property size; Front residence includes 3 bedrooms and 2 bathrooms; Separate rear unit offers 2 bedrooms and 1 bathroom
