Two-Unit Retail
For Sale
Contact for pricing
799 S Long Beach Blvd, Compton, CA 90221
Two separate retail units include one NNN-leased space and one vacant unit, with shared rear parking and a newer roof.
Property Size3,000 SF
Price / SF$278.33
Days on Market135
Property Features for 799 S Long Beach Blvd
General Information
Standard status
Active
Size
3,000 SF
Total Parking Spaces
4
Property subtype
Retail
Zoning
COCL
Occupancy
33%
Lease Type
NNN
Investment Type
Value Add
Additional Details
Road Access
Yes
Building Details
Year Built
1950
Buildings
1
Stories
1
Units
2
Tenancy
Multi
Listing Agency:
Major Properties
Listed By:
Ryan Kirschner · License #CA 02317290
(323) 538-2882
Source:
Crexi
Added: Apr 21
Changed: Sep 2
Last Checked: Sep 1 at 9:22AM
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 Major Properties
Investment Insights
Based on property information with market context.
This two-unit retail building offers separate configurations, with Unit 1 leased to a flower shop on a 5-year NNN lease and Unit 2 currently vacant for immediate lease-up or owner-occupancy. The property includes functional interior layouts and a kitchenette in Unit 1. A shared rear parking lot provides access via Crane Avenue.
The asset is positioned on S Long Beach Blvd just north of Alondra Blvd, providing strong visibility in a high-traffic area. The owner reports a recent improvement of a roof approximately two years old.
With two discrete retail units and a proven rental component through the leased space, the property is designed to support flexible use by a qualified owner-operator or investor seeking income from the NNN tenant while the vacant unit is brought online.
The asset is positioned on S Long Beach Blvd just north of Alondra Blvd, providing strong visibility in a high-traffic area. The owner reports a recent improvement of a roof approximately two years old.
With two discrete retail units and a proven rental component through the leased space, the property is designed to support flexible use by a qualified owner-operator or investor seeking income from the NNN tenant while the vacant unit is brought online.
Key Highlights
- Two separate retail units with one leased and one vacant for lease‑up or owner‑occupancy
- Unit 1 leased to a flower shop on a 5‑year NNN lease with $20,676 year‑one base rent
- Unit 2 is currently vacant (previously rented at $3,400/month)
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
$66,374
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
7.95%
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%
$1,327,480
$1.3M
Cap Rate 7%
$948,200
$948.2K
Cap Rate 9%
$737,489
$737.5K
Market Conditions
NOI Build-Up for 3,000 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
$101.5K $33.84/SF
− Vacancy
−$6.7K −$2.23/SF
EGI
$94.8K $31.61/SF
− OpEx
−$28.4K −$9.48/SF
NOI
$66.4K $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%
$1,327,480
Cap Rate 7%
$948,200
Cap Rate 9%
$737,489
Alternative Uses
Best Use
Retail
$948.2K
$829.7K – $1.11M
NOI $66,374 @ 7.0% cap · market cap 7.95%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.61M
$1.41M – $1.87M
NOI $112,433 @ 7.0% cap · market cap 13.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,160
Businesses Nearby
57k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 80%
Shops & Services 16%
Electronics 5%
McDonald's
Dining
26,057 visits/mo
0.1 miles
Chevron
Shops & Services
8,936 visits/mo
0.1 miles
Winchell's Donut House
Dining
7,045 visits/mo
0.1 miles
The Buffalo Spot
Dining
4,833 visits/mo
0.1 miles
SUBWAY
Dining
3,533 visits/mo
0.2 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 - Two separate retail units include one NNN-leased space and one vacant unit, with shared rear parking and a newer roof.
Where is this storefront property located?
The property is located at 799 S Long Beach Blvd Compton, CA.
What is the asking price?
The asking price for this property is $835,000.
What are key features of this property?
This property features: Two separate retail units with one leased and one vacant for lease‑up or owner‑occupancy; Unit 1 leased to a flower shop on a 5‑year NNN lease with $20,676 year‑one base rent; Unit 2 is currently vacant (previously rented at $3,400/month)
