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Property profile & analytics
OFF-MARKET
Estimated value
$3,470,000
Office buildings
1315 Bullis Rd Compton, CA 90221-1650
Individually Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7380375
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1959
Construction
TILT-UP CONCRETE
Total area
20,311 SF
Lot
0.8 ac (35,045 SF)
Zoning code
COCL*
APN
6184-015-022
UPID
US09-7380375
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
-
Farwest Dental Group, Compton, Ca Dental Office
-
Peace4kids Child Welfare Organization Charitable Organization
-
ACT CDC Tutoring Service Training Center
-
Olivia M. Quinonez, Counselor Counselor
-
Jose Rodriguez Counselor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.14M
Blend (final)
Blend
$3.47M
Owner & transaction history
Lta Assocs · 7 yrs held
Lta Assocs
since 2018
7 recorded transactions
Zoning & alternative use
COCL* · Compton, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$4.6M
+14.9%
Auto repair, garage
$4.5M
+12.8%
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 Compton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Compton 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
OFFICE BUILDING
$4,020,000
Current use
COMMERCIAL (GENERAL)
$4,620,000
Change: +15% · Conversion: Easy
AUTO REPAIR, GARAGE
$4,535,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$3.47M
Range $3.12M – $3.82M · ±10%
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
$171 / 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
$55,757
Tax year 2024
Assessed value
$2,865,350
Assessed 2024
Previous assessed
$2,865,350
+0.0% YoY
Effective rate
1.95%
On assessed value
Assessed land
$1,640,468
Assessed improvement
$1,224,882
Applied tax rate
2.0000
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
1959
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
20,311 SF
Lot
0.8 ac (35,045 SF)
Zoning code
COCL*
APN
6184-015-022
UPID
US09-7380375
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
COCL* · Compton, CA
Zoning COCL* · permitted uses
COCL* · Compton, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Compton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$4.0M
COMMERCIAL (GENERAL)
Est. value
$4.6M
AUTO REPAIR, GARAGE
Est. value
$4.5M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1959
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.8 ac
Current owner
From public records · entity-resolved
Lta Assocs
Individual
Mailing address
12631 IMPERIAL HWY, SANTA FE SPRINGS, CA 90670-4710
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
20 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 8, 2020
—
Lia Associaties LLC
—
Deed
related
$1,911,000 · Bank Of The Sierra
Jun 25, 2019
—
Lia Associates LLC
—
Deed
related
$1,670,000 · Banc Of California NA
Oct 1, 2018
$2,620,000
Lta Assocs
Rk Equities LP
Grant Deed
—
Aug 3, 2018
—
Rk Equities LLC
—
Deed
related
$1,000,000 · Sunwest Bank
Apr 16, 2018
—
Rk Equities LLC
Urban Street Properties INC
Grant Deed
$1,560,000 · Sunwest Bank
Oct 4, 2017
—
Urban Street Properties INC
—
Deed
related
$1,000,000 · Jacoranda Investments LLC
Sep 20, 2017
$2,167,000
Urban Street Properties INC
Chow,charles & Alice
Grant Deed
—
Nov 16, 2005
$1,600,000
Charles Chow
1315 N Bullis Rd INC
Grant Deed
$800,000 · 1315 N Bullis Rd INC
Oct 27, 1998
—
N Bullis Rd 1315
Natalucci,j A
Grant Deed
related
—
Nov 26, 1997
$440,000
Judith A Natalucci
8651714229
Grant Deed
$286,000 · Life Savings Bank
Apr 4, 1994
—
—
Kesik,z
Grant Deed
related
—
Oct 9, 1990
$972,973
Zenon Kesik
Alajian Siranouc
Trustees Deed
related
—
Jun 24, 1988
$687,000
Alajian Siranouc
Romar Finl Servs
Trustees Deed
related
$950,000 · Romar Financial
Jan 20, 1988
$505,000
Zenon Kesik
Pusch
Grant Deed
related
$30,000 · Hunter Robert&
—
—
Charles Chow
—
Deed Of Trust
related
$320,000 · Preferred Bank
—
—
Charles Chow
—
Deed Of Trust
related
$1,120,000 · Mega Bank
—
—
Urban Street Properties INC
—
Deed Of Trust
related
$1,000,000 · Jacoranda Investments LLC
—
—
Urban Street Ventures INC
—
Deed Of Trust
related
$1,000,000 · Sunwest Bk
—
—
Charles Chow
—
Deed Of Trust
related
—
—
—
Charles Chow
—
Deed Of Trust
related
$800,000 · Mann Vic Trust
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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