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Property profile & analytics
OFF-MARKET
Investment properties
13709 Willowbrook Ave Compton, CA 90222-3048
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6691743
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1924
Construction
WOOD
Total area
2,932 SF
Lot
0.11 ac (4,935 SF)
Zoning code
LCR2YY
APN
6155-033-016
UPID
US09-6691743
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Ernestine Gaines · 3 yrs held
Ernestine Gaines
since 2023
Last sale
$250,000
7 recorded transactions
Zoning & alternative use
LCR2YY · Compton, 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 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$7,786
Tax year 2024
Assessed value
$498,496
Assessed 2024
Previous assessed
$498,496
+0.0% YoY
Effective rate
1.56%
On assessed value
Assessed land
$309,385
Assessed improvement
$189,111
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1924
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Units
2
Bathrooms
2
Total area
2,932 SF
Lot
0.11 ac (4,935 SF)
Zoning code
LCR2YY
APN
6155-033-016
UPID
US09-6691743
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCR2YY · Compton, CA
Zoning LCR2YY · permitted uses
LCR2YY · 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.
Building & site characteristics
From public records
Year built
1924
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Units
2
Bathrooms
2
Lot
0.11 ac
Current owner
From public records · entity-resolved
Ernestine Gaines
Individual
Mailing address
301 E CEDAR ST APT #22, ONTARIO, CA 91761-5347
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 21, 2023
—
Ernestine Gaines
Ernestine Gaines
Intrafamily Transfer
related
—
Aug 26, 2015
—
Ernestine Gaines
Gaines,ernestine
Quit Claim Deed
related
—
Feb 13, 2004
$250,000
Ernestine Gaines
Building Exchange Co
Grant Deed
$158,000 · Harris Trust
Sep 9, 2003
—
Building Exchange Co
Willowbrook Partners LLC
Grant Deed
related
—
Mar 22, 1999
$50,000
Willowbrook Partners LLC
Lincoln Trust
Grant Deed
$70,000 · Seller
May 21, 1996
$132,019
Theodore R Mahaffey Ttee
Gaines,ernestine
Trustees Deed
—
Mar 3, 1995
$92,681
Gaines,sernestine
Haynes,robert J & Mary E
Trustees Deed
—
Mar 3, 1995
$19,863
Gaines,ernestine
Fishman,marvin & Marilyn
Trustees Deed
$115,865 · Concord Financial Services
Mar 3, 1995
$54,954
Gaines,ernestine
Manor Fund
Trustees Deed
—
Aug 2, 1994
$121,905
Robert J Haynes
Harrington Corp
Trustees Deed
—
May 16, 1994
—
Jessie Gaines
Gaines,j
Quit Claim Deed
related
—
Mar 31, 1994
—
Jessie Gaines
Harrington Corp,
Grant Deed
related
—
Nov 3, 1992
$175,000
Harrington Corp
Tasselli,joseph
Grant Deed
$115,000 · Allegiance Mortgage
—
—
Willowbrook Partners LLC
—
Deed Of Trust
related
$76,000 · Golden State Mutual Life Ins
—
—
Ernestine Gaines
—
Deed Of Trust
related
$257,000 · Budget Finance Co
—
—
Harrington Corp
—
Deed Of Trust
related
$9,000 · Individual
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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