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Property profile & analytics
OFF-MARKET
Estimated value
$1,480,000
Grocery and convenience stores
1610 Willowbrook Ave Compton, CA 90222-4006
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8900981
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1973
Construction
WOOD
Total area
5,625 SF
Lot
0.26 ac (11,274 SF)
Zoning code
COCL*
APN
6153-029-027
UPID
US09-8900981
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
-
Hermanas Hernandez Market Grocery & Convenience Store Food Market
-
Vigo Bank Credit Union
-
ATM Atm
-
Western Union Bank Credit Union
-
Duron's Market Grocery & Convenience Store Food Market
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.92M
Comparable Approach
Comparable
$1.66M
Blend (final)
Blend
$1.48M
Owner & transaction history
Pencor INC · 3 yrs held
Pencor INC
since 2022
Last sale
$1.3M
4 recorded transactions
Zoning & alternative use
COCL* · Compton, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$2.0M
+77.9%
Auto repair, garage
$1.3M
+9.7%
Commercial (general)
$1.2M
+6.8%
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%
$2,075,000
6.5%
$1,915,000
7%
$1,780,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,145,000
Current use
WAREHOUSE, STORAGE
$2,035,000
Change: +78% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,255,000
Change: +10% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,225,000
Change: +7% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$1,205,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$1.48M
Range $1.33M – $1.63M · ±10% · vs last sale $1.25M (Jul 15 2025)
Last sale anchor
$1.25M
Jul 15 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
$263 / 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
$27,265
Tax year 2024
Assessed value
$1,519,800
Assessed 2024
Previous assessed
$1,519,800
+0.0% YoY
Effective rate
1.79%
On assessed value
Assessed land
$622,200
Assessed improvement
$897,600
Applied tax rate
11.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1973
Construction
WOOD
Heating
NONE
Stories
1
Total area
5,625 SF
Lot
0.26 ac (11,274 SF)
Zoning code
COCL*
APN
6153-029-027
UPID
US09-8900981
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
RETAIL STORES Current
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$2.0M
AUTO REPAIR, GARAGE
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.2M
RETAIL STORES Current
WAREHOUSE, STORAGE
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
1973
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.26 ac
Current owner
From public records · entity-resolved
Pencor INC
Entity
Free & Clear · 3 yrs held
Mailing address
15021 VENTURA BLVDPMB493, SHERMAN OAKS, CA 91403-2442
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 21, 2022
$700,000
Pencor INC
Ralph Duron
Trustees Deed
related
—
Dec 5, 2007
—
Ralph Duron
Margie Duron
Intrafamily Transfer
related
$1,200,000 · Sevanden Ent INC Pen Plan Trust
—
—
Ralph Duron
—
Deed Of Trust
related
$808,000 · Community Bank NA
—
—
Elvira T Duron
—
Deed Of Trust
related
$108,000 · Community Thrift & Loan
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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