Automotive Property with Mixed-Use
For Sale
Contact for pricing
411-413 E Rosecrans Avenue, Compton, CA 90221
Two buildings on 9,759 SF lot, automotive use for 50+ years.
Property Size4,020 SF
Lot Size0.22 Acres
Price / SF$372.89
Days on Market1932
Property Features for 411-413 E Rosecrans Avenue
General Information
Standard status
Active
Size
4,020 SF
Class
C
Lot size
0.22 Acres
Property subtype
Retail, Industrial, Mixed Use
Zoning
COCL (Mixed Use)
Investment Type
Owner/User
Building Details
Year Built
1977
Buildings
2
Tenancy
Single
Listing Agency:
illi Commercial Real Estate
Listed By:
Aleya Coolidge · License #CA 01407539
Source:
Crexi
Added: May 18, 2021
Changed: Aug 8
Last Checked: Aug 29 at 10:46PM
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 illi Commercial Real Estate
Investment Insights
Based on property information with market context.
The property at 411-413 E Rosecrans Ave features two buildings situated on two parcels, totaling approximately 4,000 square feet of improvements on a 9,759 square foot land area. The site has operated as an automotive business for over 50 years. The sale includes the business. The zoning allows for mixed-use development. An adjacent 4,772 square foot vacant corner lot may also be available. The property is suitable for an owner/user or a developer interested in the Compton market.
Key Highlights
- Includes an established automotive business.
- Zoning allows for mixed‑use development.
- Proforma 6% CAP rate based on area lease rates.
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
$88,941
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
5.93%
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%
$1,778,820
$1.8M
Cap Rate 7%
$1,270,586
$1.3M
Cap Rate 9%
$988,233
$988.2K
Market Conditions
NOI Build-Up for 4,020 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
$136.0K $33.84/SF
− Vacancy
−$9.0K −$2.23/SF
EGI
$127.1K $31.61/SF
− OpEx
−$38.1K −$9.48/SF
NOI
$88.9K $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%
$1,778,820
Cap Rate 7%
$1,270,586
Cap Rate 9%
$988,233
Alternative Uses
Best Use
Retail
$1.27M
$1.11M – $1.48M
NOI $88,941 @ 7.0% cap · market cap 5.93%
Second Best
Mixed Use
$1.16M
$1.02M – $1.36M
NOI $81,405 @ 7.0% cap · market cap 5.43%
Theoretical Best
Office A
$2.15M
$1.88M – $2.51M
NOI $150,660 @ 7.0% cap · market cap 10.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,591
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 Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- U-Haul Neighborhood Dealer — 1450 E Compton Blvd, Compton, CA 90221
Frequently Asked Questions
What type of property is this?
Automotive property - Two buildings on 9,759 SF lot, automotive use for 50+ years.
Where is this automotive property located?
The property is located at 411-413 E Rosecrans Avenue Compton, CA.
What is the asking price?
The asking price for this property is $1,499,000.
What are key features of this property?
This property features: Includes an established automotive business.; Zoning allows for mixed‑use development.; Proforma 6% CAP rate based on area lease rates.
