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Property profile & analytics
OFF-MARKET
Estimated value
$1,180,000
Apartment buildings
701 Willowbrook Ave Compton, CA 90220-3747
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-6449440
Property summary
AI-generated overview
This exceptional 6-unit apartment building in Compton, CA, presents a compelling value-add investment opportunity. The property, built in 1957 and situated on a 7,887 sq ft lot, features a mix of 1, 2, and 3-bedroom units, each with spacious floor plans and washer/dryer hookups. Recently renovated inside and out, the building boasts a 100% occupancy rate, generating a current NOI of $99,008 and a 6.60% cap rate. However, significant rental upside exists, with a pro-forma NOI projected at $128,216 and a pro-forma cap rate of 8.55%. The property's 4,550 square feet are priced at $329.67 per square foot, and the asking price is $1,500,000 ($250,000 per unit). Located in a non-rent-controlled area, this fee-simple ownership offers a strong potential for maximizing returns. Private garages are included. The property is a two-story building with excellent potential for a savvy investor seeking a low-rise opportunity in a prime location. APN: 6160-008-021. This offering is suitable for a 1031 exchange.
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1957
Construction
WOOD
Total area
4,550 SF
Lot
0.18 ac (7,887 SF)
Zoning code
CORH*
APN
6160-008-021
UPID
US09-6449440
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
by Request
CAP Approach
CAP
$1.13M
Comparable Approach
Comparable
$1.01M
Blend (final)
Blend
$1.18M
Owner & transaction history
701 S Willowbrook Ave LLC · 1 yrs held
701 S Willowbrook Ave LLC
since 2025
Last sale
$1.3M
7 recorded transactions
Zoning & alternative use
CORH* · Compton, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.7M
+88.3%
Auto repair, garage
$1.0M
+13.0%
Commercial (general)
$990,000
+10.0%
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%
$1,220,000
6.5%
$1,125,000
7%
$1,045,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$900,000
Current use
WAREHOUSE, STORAGE
$1,695,000
Change: +88% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,015,000
Change: +13% · Conversion: Difficult
COMMERCIAL (GENERAL)
$990,000
Change: +10% · Conversion: Moderate
RETAIL STORES
$925,000
Change: +3% · Conversion: Difficult
OFFICE BUILDING
$900,000
Change: +0% · Conversion: Moderate
Blend value · Realmo final
$1.18M
Range $1.06M – $1.30M · ±10% · vs last sale $1.30M (Oct 31 2024)
Last sale anchor
$1.30M
Oct 31 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
$259 / 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
$11,996
Tax year 2024
Assessed value
$626,711
Assessed 2024
Previous assessed
$626,711
+0.0% YoY
Effective rate
1.91%
On assessed value
Assessed land
$162,479
Assessed improvement
$464,232
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1957
Construction
WOOD
Heating
NONE
Cooling
YES
Units
6
Bathrooms
6
Total area
4,550 SF
Lot
0.18 ac (7,887 SF)
Zoning code
CORH*
APN
6160-008-021
UPID
US09-6449440
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
CORH* · Compton, CA
Zoning CORH* · permitted uses
CORH* · 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
$900,000
WAREHOUSE, STORAGE
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$1.0M
COMMERCIAL (GENERAL)
Est. value
$990,000
RETAIL STORES
Est. value
$925,000
OFFICE BUILDING
Est. value
$900,000
APARTMENT HOUSE (5+ UNITS) Current
WAREHOUSE, STORAGE
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
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
1957
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
6
Bathrooms
6
Lot
0.18 ac
Current owner
From public records · entity-resolved
701 S Willowbrook Ave LLC
Entity
Mailing address
PO BOX 1852, COSTA MESA, CA 92628-1852
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 31, 2025
$1,295,000
701 S Willowbrook Ave LLC
Dawn Patrol LLC
Grant Deed
—
Jan 31, 2025
—
Dawn Patrol LLC
Autumn Wind LLC
Grant Deed
—
Oct 8, 2021
—
Autumn Wind LLC
—
Deed
related
$500,000 · California First National Bank
Dec 17, 2015
—
Hill,mary J Trust
Hill,mary J
Affidavit Of Death
—
Dec 17, 2015
$540,000
Autumn Wind LLC
Hill Mary J Living Trust
Grant Deed
—
Dec 4, 2015
—
Hill,mary H Living Trust
Hill,mary J
Quit Claim Deed
related
—
May 13, 1999
—
Mary J Hill
Hill,m J
Quit Claim Deed
related
—
Jan 30, 1995
—
Mary J Hill
—
Deed Of Trust
related
—
—
—
Mary J Hill
—
Deed Of Trust
related
$110,000 · Allstar Financial
—
—
Mary J Hill
—
Deed Of Trust
related
$200,000 · Shearson Home Loans INC
—
—
Autumn Wind LLC
—
Deed Of Trust
related
$525,000 · Financial Ptrs Cu
Jan 3, 1961
—
—
—
Grant Deed
related
—
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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