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Property profile & analytics
OFF-MARKET
Estimated value
$4,310,000
Retail space
2251 Rosecrans Ave Compton, CA 90222-3858
Entity Owned
15-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9131453
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2008
Construction
WOOD
Total area
23,082 SF
Lot
0.81 ac (35,151 SF)
Zoning code
COMH-B*
APN
6134-020-080
UPID
US09-9131453
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
-
Neha Chande, MD Physician
-
Fatburger Restaurant
-
Martin Luther King Jr. Community Medical Group Medical Clinic
-
Sarah C. Kim, MD Pediatrician Medical Clinic
-
Grace Deukmedjian, MD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.77M
Blend (final)
Blend
$4.31M
Owner & transaction history
Empire Realty Holding C Inland · 15 yrs held
Empire Realty Holding C Inland
since 2011
7 recorded transactions
Zoning & alternative use
COMH-B* · Compton, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$5.2M
+9.7%
Commercial (general)
$5.0M
+6.8%
Apartment house (5+ units)
$4.9M
+5.2%
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
RETAIL STORES
$4,700,000
Current use
AUTO REPAIR, GARAGE
$5,155,000
Change: +10% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,020,000
Change: +7% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$4,940,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$4.31M
Range $3.88M – $4.74M · ±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
$187 / 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
$83,822
Tax year 2024
Assessed value
$4,356,294
Assessed 2024
Previous assessed
$4,356,294
+0.0% YoY
Effective rate
1.92%
On assessed value
Assessed land
$1,339,784
Assessed improvement
$3,016,510
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2008
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Total area
23,082 SF
Lot
0.81 ac (35,151 SF)
Zoning code
COMH-B*
APN
6134-020-080
UPID
US09-9131453
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
COMH-B* · Compton, CA
Zoning COMH-B* · permitted uses
COMH-B* · 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
$4.7M
AUTO REPAIR, GARAGE
Est. value
$5.2M
COMMERCIAL (GENERAL)
Est. value
$5.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.9M
RETAIL STORES Current
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
2008
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.81 ac
Current owner
From public records · entity-resolved
Empire Realty Holding C Inland
Entity
Mailing address
32448 CONQUEROR DR, RANCHO PALOS VERDES, CA 90275-6006
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2011
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 2, 2024
—
South Bay Contractors INC
—
Deed
related
$450,000 · The Richard Irwin Kane 2006 Trust
Feb 22, 2024
—
South Bay Contractors INC
—
Deed
related
$250,000 · Horizon Qualified Settlement Fund Trust
Feb 8, 2021
—
South Bay Contractors INC
—
Deed
related
$7,250,000 · Unify Financial FCU
May 11, 2018
—
South Bay Contractors INC
—
Deed
related
$250,000 · Rabi Setareh
Oct 5, 2017
—
South Bay Contractors INC
—
Grant Deed
related
$5,700,000 · Logix FCU
May 20, 2011
—
Empire Realty Holding C Inland
Inland Empire Realty Holding C
Quit Claim Deed
related
—
Feb 20, 2007
—
South Bay Contractors INC
—
Trustees Deed
related
$5,200,000 · Alliance Bank
Dec 1, 2005
—
Cecilia Market INC
Edison,rueben
Grant Deed
—
Dec 1, 2005
$1,847,000
Reuben Edison
Williams,charles E & Theresa M
Grant Deed
—
Dec 1, 2005
$1,970,000
South Bay Contractors INC
Cecilia Market INC
Grant Deed
$1,084,264 · Alliance Bank
Jun 19, 1996
$207,000
Charles E Williams
Jones,geraldine
Grant Deed
$107,000 · Individual
May 27, 1993
—
Jones Geraldine
—
Deed Of Trust
related
—
Mar 4, 1993
—
Jones Geraldine
—
Deed Of Trust
related
—
Dec 5, 1991
—
Williams Charles E
—
Deed Of Trust
related
—
—
—
South Bay Contractors INC
—
Deed Of Trust
related
$5,830,889 · Alliance Bank
—
—
South Bay Contractors INC
—
Deed Of Trust
related
$250,000 · Rabi Setareh
—
—
South Bay Contractors INC
—
Deed Of Trust
related
$4,900,000 · Evertrust Bank
—
—
South Bay Contractors INC
—
Deed Of Trust
related
$126,700 · Parviz Ebrahimzadeh
—
—
South Bay Contractors INC
—
Deed Of Trust
related
$126,700 · Parviz Ebrahimzadeh
—
—
South Bay Contractors INC
—
Deed Of Trust
related
$120,000 · Hossein Silani
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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