Vacant Medical Office
For Sale
Contact for pricing
9901-9909 Compton Ave., Los Angeles, CA 90002
Two medical office buildings offer vacant delivery, dedicated parking, and corner-site access near major transportation routes.
Property Size5,967 SF
Lot Size0.26 Acres
Price / SF$326.80
Days on Market51
Property Features for 9901-9909 Compton Ave.
General Information
Standard status
Active
Size
5,967 SF
Lot size
0.26 Acres
Property subtype
Retail, Office
Zoning
LA-R2
Investment Type
Owner/User
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
1947
Buildings
2
Units
2
Building Size
5,967 SF
Owner Occupied
No
Listing Agency:
KW Commercial L.A. Westside
Listed By:
David Yashar · License #CA 01102638
(310) 482-2500
Source:
Crexi
Added: Jul 30
Changed: Sep 14
Last Checked: Sep 16 at 1:39PM
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 KW Commercial L.A. Westside
Investment Insights
Based on property information with market context.
This medical office property includes two buildings totaling approximately 5,967 SF on an approximately 11,352 SF corner site spanning two parcels. Built in 1947, the improvements will be delivered vacant at closing. The property includes two dedicated parking lots, with additional street parking, and is zoned LA-R2. Approximately 125 feet of frontage extends along Compton Avenue, while 68 feet fronts 99th Street.
The property is located at 9901-9909 Compton Ave. in Los Angeles, California, just north of Century Boulevard. I-105 and I-110 are less than 2 miles away, connecting the site with South Los Angeles, Downtown Los Angeles, and the broader Los Angeles metropolitan area. More than 50,000 residents are within a 1-mile radius, and more than 400,000 residents are within a 3-mile radius.
The property is located at 9901-9909 Compton Ave. in Los Angeles, California, just north of Century Boulevard. I-105 and I-110 are less than 2 miles away, connecting the site with South Los Angeles, Downtown Los Angeles, and the broader Los Angeles metropolitan area. More than 50,000 residents are within a 1-mile radius, and more than 400,000 residents are within a 3-mile radius.
Key Highlights
- Two medical office buildings totaling approximately ±5,967 SF
- Approximately ±11,352 SF corner site across two parcels
- Approximately 125 feet of frontage on Compton Avenue and 68 feet on 99th Street
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
$141,634
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
7.26%
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%
$2,832,680
$2.8M
Cap Rate 7%
$2,023,343
$2.0M
Cap Rate 9%
$1,573,711
$1.6M
Market Conditions
NOI Build-Up for 5,967 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
$232.0K $38.88/SF
− Vacancy
−$43.2K −$7.23/SF
EGI
$188.8K $31.65/SF
− OpEx
−$47.2K −$7.91/SF
NOI
$141.6K $23.74/SF
Area
Los Angeles, CA
Vacancy
18.60%
Lease Rate
$38.88 /SF/Yr
Expense Ratio
25.00%
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%
$2,832,680
Cap Rate 7%
$2,023,343
Cap Rate 9%
$1,573,711
Alternative Uses
Best Use
Office B
$2.02M
$1.77M – $2.36M
NOI $141,634 @ 7.0% cap · market cap 7.26%
Second Best
Healthcare Medical
$1.58M
$1.38M – $1.84M
NOI $110,671 @ 7.0% cap · market cap 5.68%
Theoretical Best
Multifamily LT 5
$120.89M
$105.78M – $141.04M
NOI $8,462,149 @ 7.0% cap · market cap 433.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
830
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 90002, CA
53,150
Population
13,808
Households
3.8
Avg Household Size
30
Median Age
8%
College-Educated
53%
High-School Grad
3.0 sq mi
ZIP Area
17,717
Density / Sq Mi
$56,158
Median Household Income
$29,680
Median Earnings
$1,509
Median Rent
$502,600
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Medical Office Space - Two medical office buildings offer vacant delivery, dedicated parking, and corner-site access near major transportation routes.
Where is this medical office space located?
The property is located at 9901-9909 Compton Ave. Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,950,000.
What are key features of this property?
This property features: Two medical office buildings totaling approximately ±5,967 SF; Approximately ±11,352 SF corner site across two parcels; Approximately 125 feet of frontage on Compton Avenue and 68 feet on 99th Street
