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Property profile & analytics
OFF-MARKET
Estimated value
$6,420,000
Retail space
402 Long Bch Blvd Compton, CA 90221-3428
Entity Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8897724
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1964
Construction
TILT-UP CONCRETE
Total area
42,084 SF
Lot
2.74 ac (119,228 SF)
Zoning code
COCL*
APN
6183-027-007
UPID
US09-8897724
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
-
Haitham Elgendi Dental Office
-
Dr. Emad Moawad Dental Office
-
Barrett Brothers Roof Concepts LLC Roofing Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.93M
Blend (final)
Blend
$6.42M
Owner & transaction history
Compton Pv 2016 LLC · 9 yrs held
Compton Pv 2016 LLC
since 2016
7 recorded transactions
Zoning & alternative use
COCL* · Compton, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$9.6M
+38.0%
Auto repair, garage
$9.4M
+35.5%
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
$6,935,000
Current use
COMMERCIAL (GENERAL)
$9,570,000
Change: +38% · Conversion: Easy
AUTO REPAIR, GARAGE
$9,395,000
Change: +35% · Conversion: Difficult
Blend value · Realmo final
$6.42M
Range $5.78M – $7.06M · ±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
$153 / 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
$104,564
Tax year 2024
Assessed value
$4,809,622
Assessed 2024
Previous assessed
$4,809,622
+0.0% YoY
Effective rate
2.17%
On assessed value
Assessed land
$2,328,667
Assessed improvement
$2,480,955
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1964
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Total area
42,084 SF
Lot
2.74 ac (119,228 SF)
Zoning code
COCL*
APN
6183-027-007
UPID
US09-8897724
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
$6.9M
COMMERCIAL (GENERAL)
Est. value
$9.6M
AUTO REPAIR, GARAGE
Est. value
$9.4M
RETAIL STORES 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
1964
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
2.74 ac
Current owner
From public records · entity-resolved
Compton Pv 2016 LLC
Entity
Mailing address
522 E VERMONT AVE, ANAHEIM, CA 92805-5621
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 30, 2026
—
Compton Pv 2016 LLC
—
Deed
related
$4,250,000 · Jpmorgan Chase Bank NA
Jul 22, 2016
—
Compton Pv 2016 LLC
Vazin Real Estate Associates 2003 L
Grant Deed
$4,468,000 · Jpmorgan Chase Bank NA
Mar 8, 2016
$821,500
Compton-pv 2016 LLC
Valu Properties LLC
Grant Deed
—
Dec 20, 2007
—
Khaledi Real Estate Associates 2003
Investure Associates LLC
Grant Deed
$5,000,000 · Washington Mutual Bank
Dec 20, 2007
$1,839,000
Valu Properties LLC
Khaledi R/e Assocs 2003 LLC
Grant Deed
—
Mar 24, 2004
—
Khaledi Real Estate Associates
K V Property Co
Grant Deed
related
—
Aug 23, 1990
$1,000,000
Darioush Khaledi
Family Ranch Mar
Grant Deed
$1,000,000 · Sumitomo Bank
—
—
Darioush Khaledi
—
Deed Of Trust
related
$420,000 · Union Bank
—
—
Marke Ranch
—
Deed Of Trust
related
$425,000 · City 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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