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Property profile & analytics
OFF-MARKET
Estimated value
$1,375,000
Apartment buildings
16106 Bullis Rd Compton, CA 90221-4428
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8922312
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1954
Construction
WOOD
Total area
4,232 SF
Lot
0.12 ac (5,078 SF)
Zoning code
LCR3YY
APN
7302-005-003
UPID
US09-8922312
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
$1.38M
CAP Approach
CAP
$1.05M
Comparable Approach
Comparable
$1.22M
Blend (final)
Blend
$1.38M
Owner & transaction history
Gerardo Guerrero · 2 yrs held
Gerardo Guerrero
since 2024
Last sale
$1.4M
7 recorded transactions
Zoning & alternative use
LCR3YY · Compton, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.9M
+111.6%
Warehouse, storage
$1.5M
+59.6%
Commercial (general)
$960,000
+5.8%
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
$1,375,000
ML approach
$1,375,000
CAP Approach
CAP Return
Estimation
6%
$1,135,000
6.5%
$1,050,000
7%
$975,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$910,000
Current use
MEDICAL BUILDING
$1,925,000
Change: +112% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,450,000
Change: +60% · Conversion: Difficult
COMMERCIAL (GENERAL)
$960,000
Change: +6% · Conversion: Moderate
AUTO REPAIR, GARAGE
$945,000
Change: +4% · Conversion: Difficult
OFFICE BUILDING
$840,000
Change: -8% · Conversion: Moderate
Blend value · Realmo final
$1.38M
Range $1.24M – $1.51M · ±10% · vs last sale $1.38M (Jan 18 2024)
Last sale anchor
$1.38M
Jan 18 2024
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
$325 / 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
$13,102
Tax year 2024
Assessed value
$796,477
Assessed 2024
Previous assessed
$796,477
+0.0% YoY
Effective rate
1.64%
On assessed value
Assessed land
$227,563
Assessed improvement
$568,914
Applied tax rate
3.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1954
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
2
Units
7
Bathrooms
7
Total area
4,232 SF
Lot
0.12 ac (5,078 SF)
Zoning code
LCR3YY
APN
7302-005-003
UPID
US09-8922312
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCR3YY · Compton, CA
Zoning LCR3YY · permitted uses
LCR3YY · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$910,000
MEDICAL BUILDING
Est. value
$1.9M
WAREHOUSE, STORAGE
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$960,000
AUTO REPAIR, GARAGE
Est. value
$945,000
OFFICE BUILDING
Est. value
$840,000
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
WAREHOUSE, STORAGE
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1954
Construction
WOOD
Heating
NONE
Cooling
Yes
Buildings
2
Units
7
Bathrooms
7
Lot
0.12 ac
Current owner
From public records · entity-resolved
Gerardo Guerrero
Individual
Mailing address
4534 LIVE OAK ST, CUDAHY, CA 90201-5110
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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
Feb 20, 2025
—
Gerardo Guerrero
—
Deed
related
$900,000 · Financial Partners Cu
Jan 18, 2024
$1,375,000
Gerardo Guerrero
Jorge Alberto Vaca
Grant Deed
$855,000 · Fidelity Bridge Loans LLC
Oct 16, 2023
—
Jorge Alberto Vaca
—
Deed
related
$57,000 · Herbert Seuchi Tasaka
Aug 29, 2022
—
Jorge Alberto Vaca
Jorge Alberto Vaca
Intrafamily Transfer
related
—
Aug 31, 2021
—
Jorge Alberto Vaca
—
Deed
related
$155,000 · Jerry Stamatolates
Jul 7, 2021
—
Jorge Alberto Vaca
Jorge Alberto Vaca
Intrafamily Transfer
related
—
Mar 29, 2019
—
Jorge Alberto Vaca
—
Deed
related
$815,000 · Luther Burbank Savings
Nov 21, 2018
—
Vaca,miguel F 2017 Trust
—
Deed
related
$100,000 · Bronzetree Terraces LLC
Oct 4, 2018
—
Owner Name Unavailable
Vaca,miguel F
Affidavit Of Death
related
$100,000 · Bronzetree Terraces LLC
Jun 5, 2017
—
Vaca,miguel F 2017 Trust
Vaca,miguel F
Quit Claim Deed
related
—
Jan 8, 2010
$450,000
Miguel F Vaca
Murray,lester
Grant Deed
$360,000 · Oberoi Amit & O Living Trust
Apr 3, 2006
—
Lester Murray
Murray,lester
Quit Claim Deed
related
$375,000 · Emvest Mortgage Fund LLC
Jan 11, 2001
—
Lester Murray
Murray,l
Quit Claim Deed
related
—
Dec 20, 1999
$280,000
Lester Murray
Clevland Equity Partners INC
Grant Deed
$278,140 · Guild Mortgage Co
Apr 29, 1998
$122,500
Cleveland Equity Partners INC
Garner,william
Grant Deed
related
$98,500 · Mcalister Investments INC
Nov 22, 1989
$35,000
Don W Hardin
Unknown
Grant Deed
—
—
—
Miguel F Vaca
—
Deed Of Trust
related
$390,000 · Universal Bank
—
—
Lester Murray
—
Deed Of Trust
related
$425,000 · Oberoi Amit & O Living Trust
—
—
Vaca,miguel F 2017 Trust
—
Deed Of Trust
related
$100,000 · Bronzetree Terraces LLC
—
—
Vaca,miguel F 2017 Trust
—
Deed Of Trust
related
$100,000 · Bronzetree Terraces LLC
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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