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Property profile & analytics
OFF-MARKET
Estimated value
$5,320,000
Office buildings
10221 Compton Ave Los Angeles, CA 90002-2802
Entity Owned
~
Est. High Equity
Property ID
US09-7240398
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1997
Construction
WOOD
Total area
20,865 SF
Lot
0.69 ac (29,942 SF)
Zoning code
LAPF
APN
6048-012-027
UPID
US09-7240398
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
City of Angels Pest Control Solutions Garden Center
-
Jessica Goodman Counselor
-
Gwendolyn Y. Tyson, LMFT Physician
-
Learn4Life Watts - Alta Vista Innovation High High School
-
Kenya Hicklen Marriage Or Relationship Counselor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.32M
Owner & transaction history
Amaad Building LLC
Amaad Building LLC
since 2025
Last sale
$6.1M
7 recorded transactions
Zoning & alternative use
LAPF · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Los Angeles submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Los Angeles submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$8,835,000
Change: -16% · Conversion: Difficult
RETAIL STORES
$8,565,000
Change: -18% · Conversion: Moderate
Blend value · Realmo final
$5.32M
Range $4.79M – $5.85M · ±10% · vs last sale $6.11M (Jun 25 2025)
Last sale anchor
$6.11M
Jun 25 2025
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$255 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$68,040
Tax year 2024
Assessed value
$5,151,070
Assessed 2024
Previous assessed
$5,151,070
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$1,640,468
Assessed improvement
$3,510,602
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1997
Construction
WOOD
Heating
NONE
Stories
1
Total area
20,865 SF
Lot
0.69 ac (29,942 SF)
Zoning code
LAPF
APN
6048-012-027
UPID
US09-7240398
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAPF · Los Angeles, CA
Zoning LAPF · permitted uses
LAPF · Los Angeles, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Los Angeles. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$8.8M
RETAIL STORES
Est. value
$8.6M
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1997
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.69 ac
Current owner
From public records · entity-resolved
Amaad Building LLC
Entity
Mailing address
10221 COMPTON AVE STE #101, LOS ANGELES, CA 90002-2805
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 25, 2025
$6,111,000
Amaad Building LLC
Thad M Williams Associates
Grant Deed
$5,490,000 · Nonprofit Flnance Fund
May 3, 2019
—
Thad M Williams Associates
—
Deed
related
$10,000 · Pacific Premier Bank
Mar 29, 2019
—
Thad M Williams Associates
Watts Civic Center
Quit Claim Deed
—
Mar 26, 2019
$450,000
Watts Civic Center
City Of Los Angeles
Grant Deed
—
Sep 1, 2017
—
City Of Los Angeles
Cra Of La
Grant Deed
—
Dec 4, 2012
—
Cra Of La
City Of Los Angeles
Quit Claim Deed
related
—
Jun 14, 2011
—
City Of Los Angeles
Community Redev Agcy Of City/la
Quit Claim Deed
—
Aug 5, 1996
$250,000
Watts Civic Center
—
Grant Deed
related
—
—
—
Watts Civic Center
—
Deed Of Trust
related
$520,000 · Wilshire State Bank
—
—
Watts Civic Center
—
Deed Of Trust
related
$417,000 · Wilshire State Bank
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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