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Property profile & analytics
OFF-MARKET
Estimated value
$1,660,000
Investment properties
518 Rosecrans Ave Compton, CA 90222-3944
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6552980
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1946
Construction
WOOD
Total area
8,823 SF
Lot
0.7 ac (30,598 SF)
Zoning code
COCM-PR2*
APN
6151-016-009
UPID
US09-6552980
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
-
Proactivo Dance Studio Gym & Fitness Center
-
Taqueria El Poblano Restaurant
-
Taqueria El Poblano Estilo Tijuana #2 Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.59M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.54M
Blend (final)
Blend
$1.66M
Owner & transaction history
Golden Rule Lending LLC · 3 yrs held
Golden Rule Lending LLC
since 2022
Last sale
$1.8M
7 recorded transactions
Zoning & alternative use
COCM-PR2* · Compton, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.0M
+2.7%
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
$1,580,000
ML approach
$1,590,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,920,000
Current use
AUTO REPAIR, GARAGE
$1,970,000
Change: +3% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,890,000
Change: -2% · Conversion: Moderate
RETAIL STORES
$1,795,000
Change: -6% · Conversion: Easy
Blend value · Realmo final
$1.66M
Range $1.49M – $1.83M · ±10% · vs last sale $1.80M (Aug 8 2022)
Last sale anchor
$1.80M
Aug 8 2022
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
$188 / 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
$35,011
Tax year 2024
Assessed value
$1,836,000
Assessed 2024
Previous assessed
$1,836,000
+0.0% YoY
Effective rate
1.91%
On assessed value
Assessed land
$1,377,000
Assessed improvement
$459,000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1946
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
4
Stories
1
Total area
8,823 SF
Lot
0.7 ac (30,598 SF)
Zoning code
COCM-PR2*
APN
6151-016-009
UPID
US09-6552980
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
COCM-PR2* · Compton, CA
Zoning COCM-PR2* · permitted uses
COCM-PR2* · 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
COMMERCIAL (GENERAL) Current
Est. value
$1.9M
AUTO REPAIR, GARAGE
Est. value
$2.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.9M
RETAIL STORES
Est. value
$1.8M
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
RETAIL STORES
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
1946
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
4
Lot
0.7 ac
Current owner
From public records · entity-resolved
Golden Rule Lending LLC
Entity
Mailing address
5900 S EASTERN AVE STE #118, COMMERCE, CA 90040-4024
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 10, 2025
—
Golden Rule Lending LLC
—
Deed
related
$200,000 · Jesse Chanta Etal
May 30, 2025
—
Golden Rule Lending LLC
—
Deed
related
$1,500,000 · Sa Investment LLC
Mar 16, 2023
—
Golden Rule Lending LLC
—
Deed
related
$500,000 · Jorge Ortiz Etal
Feb 17, 2023
—
Golden Rule Lending LLC
—
Deed
related
$420,000 · Elena Argyros
Sep 21, 2022
—
Golden Rule Lending LLC
—
Deed
related
$500,000 · Jorge Ortiz Etal
Aug 8, 2022
$1,800,000
Golden Rule Lending LLC
Richard Eisen
Grant Deed
$1,300,000 · Sa Investment LLC
Dec 3, 1993
—
Props Balckhill
Law,j A Trustee
Grant Deed
related
—
Sep 13, 1993
—
Law Trust
Enriquez,luis A
Quit Claim Deed
related
—
Nov 25, 1992
—
Blackhill Properties
—
Deed Of Trust
related
—
—
—
Law James A Tr
—
Deed Of Trust
related
$416,438 · Expedited Transa
—
—
Blackhill Properties LP
—
Deed Of Trust
related
$125,000 · Law Trust
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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