Updated Triplex with
For Sale
$975,000
428 E Oaks, Compton, CA 90221
Updated triplex with three separately metered units, detached single-car garages, and dedicated indoor laundry in the front unit.
Property Size2,060 SF
Days on Market54
Property Features for 428 E Oaks
General Information
Standard status
Active
Size
2,060 SF
Property subtype
Triplex
Additional Details
Highway Access
Yes
Multifamily Units
3
Amenities
indoor laundry room
fireplace
front parking area
middle yard
extra space behind garages
Building Details
Building Size
2,060 SF
Year Built
1947
Tenancy
Multi
Listing Agency:
Circle Real Estate
Listed By:
Ramon Acosta · License #02084368
(562) 669-2046
Source:
Truthrealty
Added: Jul 15
Changed: Sep 6
Last Checked: Sep 6 at 10:20AM
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 Circle Real Estate
Investment Insights
Based on property information with market context.
This updated triplex features three separately metered units with gas and electric service, offering independent utility responsibility for each home. The front unit includes two bedrooms, one bathroom, a spacious living room, and an indoor laundry room. The rear lower unit offers one bedroom, one bathroom, and a cozy fireplace. The rear upper unit provides two bedrooms and one bathroom with no common walls for added privacy.
The property includes three detached single-car garages, along with a large front parking area, a generous middle yard, and additional space behind the garages. The listing also notes buyer opportunity to evaluate potential for ADU conversion through the existing garage structures (buyer to verify).
As described, the arrangement provides a practical combination of separate unit living and outdoor space suitable for tenant parking and day-to-day use. Access and proximity to major freeways, shopping, schools, and public transportation are also noted in the offering remarks.
The property includes three detached single-car garages, along with a large front parking area, a generous middle yard, and additional space behind the garages. The listing also notes buyer opportunity to evaluate potential for ADU conversion through the existing garage structures (buyer to verify).
As described, the arrangement provides a practical combination of separate unit living and outdoor space suitable for tenant parking and day-to-day use. Access and proximity to major freeways, shopping, schools, and public transportation are also noted in the offering remarks.
Key Highlights
- Updated triplex built in 1947 with 3 separately metered units (gas and electric)
- Front unit has 2 beds, 1 bath, spacious living room, and an indoor laundry room
- Rear lower unit includes 1 bed, 1 bath, and a cozy fireplace
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
$35,975
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
3.69%
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%
$719,500
$719.5K
Cap Rate 7%
$513,929
$513.9K
Cap Rate 9%
$399,722
$399.7K
Market Conditions
NOI Build-Up for 2,060 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
$55.6K $27.00/SF
− Vacancy
−$4.2K −$2.05/SF
EGI
$51.4K $24.95/SF
− OpEx
−$15.4K −$7.48/SF
NOI
$36.0K $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%
$719,500
Cap Rate 7%
$513,929
Cap Rate 9%
$399,722
Alternative Uses
Best Use
Multifamily LT 5
$513.9K
$449.7K – $599.6K
NOI $35,975 @ 7.0% cap · market cap 3.69%
Second Best
Apartment 5plus
$473.5K
$414.3K – $552.5K
NOI $33,147 @ 7.0% cap · market cap 3.40%
Theoretical Best
Office A
$1.10M
$965.1K – $1.29M
NOI $77,204 @ 7.0% cap · market cap 7.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,077
Businesses Nearby
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 Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Updated triplex with three separately metered units, detached single-car garages, and dedicated indoor laundry in the front unit.
Where is this triplex located?
The property is located at 428 E Oaks Compton, CA.
What is the asking price?
The asking price for this property is $975,000.
What are key features of this property?
This property features: Updated triplex built in 1947 with 3 separately metered units (gas and electric); Front unit has 2 beds, 1 bath, spacious living room, and an indoor laundry room; Rear lower unit includes 1 bed, 1 bath, and a cozy fireplace
