Sale-Leaseback · Active

1900–1908 E Alondra Blvd

Name: Williams Capital Advisors
Address: 439 N Canon Dr, Penthouse, Beverly Hills, CA, 90210, US
Telephone: (213) 880-8107
Price range: $$$$

Compton, CA 90221

1900 E Alondra Blvd — front façade and entry with tenant signage

Asking: $4,195,000
Cap Rate: 6.50%
NOI (Yr 1): $273K
GBA: 12.06K SF

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Offering memorandum Call the listing team Submit a letter of intent

Proposed specialty grocery sale-leaseback; 20-year absolute NNN lease begins at closing.

FaçadeView 7 photos

Francisco Williams, CCIM

Francisco Williams, CCIM. Co-Listed by Williams Capital Advisors + Keller Williams Hollywood Hills. Call (213) 880-8107.

CalDRE #01979442 + #01997655

Listed May 13, 2026 · Updated May 13, 2026

Gallery

Photographs.

1 / 7 · Façade

Thesis

Day-one $272,675 NNN income · 20-year absolute lease at COE · 6.50% going-in — structured for 1031 buyers seeking passive yield with zero management.

Highlights

Nine reasons institutional capital will compete for this asset.

Proposed Sale-Leaseback · Day-One Income

100% occupied at close under absolute NNN structure. Buyer receives $22,723/month from day one.

$272,675 Annual NNN · $22.60/SF

All taxes, insurance, maintenance and utilities paid by tenant. Zero landlord management responsibility.

6.50% Going-In at $4,195,000

Compelling yield for 1031 exchange buyers and private investors seeking day-one passive income.

10% Rent Escalations Every 5 Years

Lease escalates to $362,931 by Year 20. Built-in inflation protection over a 40-year potential term (20 + 4×5).

20-Year Initial Lease Term

Longest WALT in comparable set. Reduces re-tenanting risk for two decades.

Tilt-Up Construction (2005)

Institutional-quality build rarely encountered in the Compton submarket. Low deferred-maintenance basis.

3.56/1,000 SF Parking · 43 Spaces

Supports food, medical, daily-needs, and grocery retail uses.

Freeway-Proximate Location

Direct access to I-710 and I-110. Dense residential catchment within 3-mile radius.

Development Optionality

29,719 SF of contiguous land (0.68 acres) with COCL commercial zoning provides long-term redevelopment upside.

Property details

12,063 SF · 0.68 acres · tilt-up 2005 · 3 contiguous parcels.

Asset

Address: 1900–1908 E Alondra Blvd, Compton, CA 90221
Property Type: Retail
Property Sub-Type: Single-Tenant Retail (Specialty Grocery)
Building Class: B+
Investment Type: Net Lease — Sale-Leaseback
Occupancy: 100%
Year Built: 2005
Construction: Tilt-up precast concrete

Size & Site

Gross Building Area: ± 12,063 SF
Lot Size: ± 29,719 SF / 0.68 AC
Parking: 43 spaces
Parking Ratio: 3.56 per 1,000 SF
Zoning: COCL — General Commercial
APN (Primary): 7302-001-001
Additional APNs: 7302-001-005 · 7302-001-006

Lease

Tenant (DBA): Specialty Market (operator-committed)
Tenant Credit: Established Operator — multi-year tenure
Lease Type: Absolute NNN
Lease Term: 20 years (commences at COE)
Lease Commencement: At Close of Escrow
Lease Expiration: 20 years post-COE
Remaining Term: 20 years
Rent Bumps: 10% every 5 years
Lease Options: Four × 5-year (40-yr potential WALT)
Property Management: Tenant-managed (NNN)

Site plan — 1900–1908 E Alondra Blvd — Site plan · 1900–1908 E Alondra Blvd

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Financial summary

In-place figures, as reported.

Asking Price$4,195,000

Year-1 NOI$272,675

Going-In Cap Rate6.50%

Rent PSF (Yr 1)$22.60 / SF

Monthly Rent$22,723

Price / SF$348 / SF

Contractual Rent Schedule

Years 1–5

Annual$272,675

Monthly$22,723

$ / SF$22.60

Years 6–10

Annual$299,943

Monthly$24,995

$ / SF$24.86

Years 11–15

Annual$329,937

Monthly$27,495

$ / SF$27.35

Years 16–20

Annual$362,931

Monthly$30,244

$ / SF$30.09

Period	Annual Rent	Monthly	$ / SF
Years 1–5	$272,675	$22,723	$22.60
Years 6–10	$299,943	$24,995	$24.86
Years 11–15	$329,937	$27,495	$27.35
Years 16–20	$362,931	$30,244	$30.09

10% escalations every 5 years. 20 + 4×5 renewal options yield potential 40-year WALT.

Valuation Calculator

Underwrite at your own assumptions.

Purchase Price

Year-1 NOI

Down Payment

Interest Rate

Loan Term

yrs

Loan Amount

$2,936,500

Annual Debt Service

$249,055

Year-1 Cash Flow

$23,620

Cash-on-Cash

1.88%

DSCR

1.09

Going-In Cap

6.50%

Illustrative only — not investment advice. Verify with your CPA and lender. Assumes amortizing loan with constant payment; closing costs, reserves, and tax impact excluded.

Lease Abstract

Absolute NNN · 20-year initial · 10% bumps · 4×5 options.

Tenant DBA: Specialty Market (operator-committed)
Structure: Absolute NNN — Sale-Leaseback
Term: 20 years (commences COE)
Year-1 Rent: $272,675 · $22.60/SF
Escalations: 10% every 5 years
Options: Four × 5-year
Potential WALT: 40 years (20 + 4×5)
Recovery: Tenant pays taxes, ins., maint., utilities

Tenant

Credit and occupancy.

For a sale-leaseback, the tenant is the asset. Full credit package and T-12 financials available under signed confidentiality agreement.

Specialty Grocery Operator

Established Compton operator with multi-year tenure at this location.

Day-One Occupancy

100% occupied at close — no lease-up risk, no carrying costs.

Absolute NNN Structure

Tenant covers taxes, insurance, maintenance, utilities. Zero landlord burden.

20-Year Term + 4×5 Options

40-year potential WALT. Eliminates re-tenanting risk for two decades.

Location · Trade Area

South Bay / I-710 corridor · between Long Beach Freeway and Harbor Freeway.

Subject property · 1900–1908 E Alondra Blvd

Directions Street View Open in Maps

Trade Area Fundamentals

The Compton commercial market recorded over $360M in total sales volume over the trailing twelve months, anchored by the I-710 / I-110 corridors. Retail asking rents along Alondra hold at $1.10–$1.40 PSF/mo NNN, supported by limited new commercial deliveries and dense residential demand.

The submarket draws increasing attention from value-add and owner-user buyers priced out of West LA and South Bay — a tailwind for owner-user disposition or future repositioning.

Full submarket detail, traffic counts, and tenant mix included in the Offering Memorandum.

Demographics · 90221

Trade area.

1-Mile Radius

Population (2024)69,944

Median HH Income$76,469

Daytime Population53,941

Median Age33.7

3-Mile Radius

Population (2024)394,679

Median HH Income$78,502

Daytime Population—

Median Age—

5-Mile Radius

Population (2024)983,428

Median HH Income$78,851

Daytime Population—

Median Age—

Metric	1 Mile	3 Mile	5 Mile
Population (2024)	69,944	394,679	983,428
Median HH Income	$76,469	$78,502	$78,851
Daytime Population	53,941	—	—
Median Age	33.7	—	—

Source: 90221 Compton trade-area report (ESRI / U.S. Census 2024 estimates). Daytime population at the 3- and 5-mile rings requires separate verification and is intentionally marked “—” rather than estimated.

Offering Memorandum

Confidential package · sign to unlock.

Review and electronically sign the Confidentiality Agreement to unlock the full Offering Memorandum. Your download is available here after signing, with a separate email confirmation request for you and the listing team.

Offering Memorandum

Full institutional package — executive summary, financials, lease abstract, market overview, sales comps, demographics.

32 pages · 12.4 MB · PDF

Phase 1 Environmental and Appraisal available post-executed CA. Cooperating brokers welcome — commission terms outlined in the OM.

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Confidentiality Agreement

Re: Possible Purchase of 1900–1908 E Alondra Blvd, Compton, CA 90221 (the "Property") by the undersigned ("Potential Purchaser").

The owner of the Property ("Seller") is considering a possible sale of the Property, with Williams Capital Advisors acting as an authorized sales representative ("Broker"). Broker has available for review certain information concerning the Property which includes brochures, documents, financial information, the Offering Memorandum, and other materials (collectively "Informational Materials"). Neither Seller nor Broker will make such Informational Materials available to Potential Purchaser, which is contemplating a purchase of the Property, unless and until Potential Purchaser has executed this agreement agreeing to certain confidentiality requirements (this "Agreement") and thereby agrees to be bound by its terms. Seller and Broker are prepared to provide the Informational Materials for Potential Purchaser's consideration in connection with the possible purchase of the Property, subject to the conditions set forth below.

1. All Informational Materials relating to the Property which Seller or Broker may furnish to Potential Purchaser shall continue to be the Seller's property. Potential Purchaser will use the Informational Materials solely for the purpose of evaluating the possible acquisition of the Property and not for any other purpose, and the Informational Materials may not be copied or duplicated without Seller's consent and must be returned to Seller and copies destroyed (including deletion from digital platforms) within three (3) business days after Seller's request, or when Potential Purchaser declines to make an offer for the Property or terminates discussions or negotiations with respect to the Property. Potential Purchaser shall confirm such destruction or deletion in writing promptly upon request from Broker or Seller.

2. Potential Purchaser will not make any Informational Materials available, nor disclose any of the contents thereof, to any person unless such person has been identified to Seller in writing and Seller has approved furnishing the Informational Materials or such disclosure to such person, and such person has entered into an agreement with Seller containing substantially the same provisions as in this Agreement; provided, however, that the Informational Materials and this Agreement may be disclosed to Potential Purchaser's current partners, agents, employees, accountants, legal counsel and institutional lenders ("Related Parties") who need to know such information for the purpose of evaluating the potential purchase of the Property by Potential Purchaser. Such Related Parties shall be informed by Potential Purchaser of the confidential nature of the Informational Materials and shall be directed in writing by Potential Purchaser to keep all Informational Materials strictly confidential in accordance with this Agreement. Potential Purchaser shall be responsible for any violation of this provision by any Related Party.

3. Although Seller and Broker have endeavored to include in the Informational Materials information they believe to be relevant to a potential party's investigation of the Property, Potential Purchaser understands and acknowledges that neither Seller nor Broker makes any representation or warranty as to the accuracy or completeness of the Informational Materials, and understands that the Informational Materials are provided as a convenience to Potential Purchaser and are relied upon by Potential Purchaser at its own risk. Potential Purchaser understands that Seller and Broker strongly encourage Potential Purchaser to perform its own inspections of the Property and to confirm the information contained in the Informational Materials. Potential Purchaser further understands and acknowledges that the information used in preparing the Informational Materials was furnished to Seller and Broker by others, has not been independently verified by Seller or Broker, and is not guaranteed as to completeness or accuracy. Potential Purchaser agrees that neither Seller nor Broker shall have any liability for any reason to Potential Purchaser, its representatives or Related Parties resulting from the use of the Informational Materials by any person in connection with the sale, lease, or other investment by Potential Purchaser in, the Property, whether or not consummated and for any reason.

Potential Purchaser acknowledges that the Property's offer for sale is subject to withdrawal from the market, or rejection of any offer, for any reason or no reason whatsoever, without notice. Accordingly, to the extent Potential Purchaser incurs any costs associated with reviewing the Informational Materials or gathering other information or documents concerning the Property, neither Seller nor Broker will be responsible for any of these costs.

Potential Purchaser's obligation not to disclose and to keep confidential all Informational Materials does not include information: (a) that is obtained by Potential Purchaser or its Related Parties from a third person and which, insofar as is known to Potential Purchaser or its Related Parties, is not subject to any legal, contractual or fiduciary prohibition or obligation against disclosure; (b) which was or is independently developed by Potential Purchaser or its Related Parties without utilizing the Informational Materials or violating its confidentiality obligations hereunder; or (c) which was or becomes generally available to the public through no fault, action or inaction of Potential Purchaser or its Related Parties.

Potential Purchaser hereby represents and warrants to Seller and Broker that Potential Purchaser has not dealt with any other broker, finder or agent in connection with any possible sale, lease, or other transaction concerning the Property other than Broker, and that no broker represents or will represent Potential Purchaser in connection with any possible sale, lease, or other transaction concerning the Property other than Broker. Potential Purchaser agrees to indemnify and hold harmless Seller and Broker and their affiliates, successors and assigns from and against any and all claims, demands, losses, liabilities, suits, costs or expenses due to or arising from any claims of any broker, finder or similar agent for commissions, fees or other compensation in connection with any possible sale, lease, or other transaction concerning the Property based on alleged dealings with Potential Purchaser.

The terms, provisions and obligations contained in this Agreement shall survive the termination of Potential Purchaser's analysis of the Informational Materials.

This Agreement shall be governed by and construed in accordance with the laws of the State of California without reference to its conflicts of law provisions.

This Agreement contains the entire understanding between the parties with respect to the subject matter hereof, and may not be altered, varied, revised or amended, except by an instrument in writing signed by the parties after the date of this Agreement. The parties have not made any other agreement or representation with respect to such matters.

Potential Purchaser acknowledges that damages may be inadequate compensation for a breach of this Agreement and that Seller shall be entitled to seek equitable relief and may restrain, by an injunction or similar remedy, any breach or threatened breach of this Agreement. Potential Purchaser hereby waives any requirement for the posting of a bond or other security in connection with the granting to Seller of such injunctive relief. Potential Purchaser agrees to indemnify and hold Seller and its representatives harmless from any losses, damages, claims, lawsuits or regulatory proceedings, and from any costs and expenses, including reasonable attorneys' fees, incurred in connection therewith, arising from a breach of this Agreement by Potential Purchaser or its representatives. No failure or delay by Seller in exercising any right, power or privilege hereunder shall operate as a waiver thereof, nor shall any single or partial exercise thereof preclude any other or further exercise thereof or the exercise of any right, power or privilege hereunder.

Potential Purchaser indicates its agreement with the foregoing terms by typing its full legal name below as an electronic signature and submitting this Agreement. Potential Purchaser intends that typed name to be its signature under the federal ESIGN Act and the California Uniform Electronic Transactions Act. Upon submission, an executed record of this Agreement — including the date, time and originating IP address — will be delivered by email to Broker and to Potential Purchaser.

Agreement version WCA-CA-2026.3 · scroll within the box to review all terms.

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Deep Dive

Why 1900 E Alondra is a high-conviction 1031 fit.

What should a 1031 exchange buyer weigh on 1900 E Alondra Blvd?

For a 1031 exchange buyer facing the 45/180-day clock, the calculus on a target asset narrows to four questions: how durable is the income, how aligned is the lease, how defensible is the basis, and how visible is the exit? 1900–1908 E Alondra Blvd answers each with above-average conviction for its price-point.

What does a 20-year absolute NNN lease mean at close of escrow?

The proposed sale-leaseback structures the operator onto a 20-year initial term with four 5-year options — a potential 40-year WALT. Under absolute NNN, the tenant covers taxes, insurance, maintenance, and utilities. For a passive investor, this approaches the bond-like cash-flow profile institutional capital pays a premium for, without the management overhead of multi-tenant retail or value-add multifamily.

How does the rent grow over the 20-year term at 1900 E Alondra Blvd?

Rent steps up 10% every 5 years under the lease. Year-1 NNN income of $272,675 ($22.60/SF) grows to $299,943 in Years 6–10, $329,937 in Years 11–15, and $362,931 by Years 16–20. For a yield buyer, that schedule is contracted inflation protection over the 20-year term — growth underwritten at close, not negotiated later.

How healthy is the Compton retail submarket?

The Compton commercial market recorded $360M+ in total sales volume over the trailing twelve months, anchored by the I-710 / I-110 corridors. Retail asking rents along Alondra hold at $1.10–$1.40 PSF/mo NNN, supported by limited new commercial deliveries and dense residential demand — 983,428 residents within 5 miles. The in-place $22.60/SF annual rent (~$1.88/mo) is set above that open-market range as part of the sale-leaseback structure, where the operator pays a premium to monetize the real estate while retaining day-one occupancy.

Is $348/SF a defensible basis for a stabilized 20-year NNN?

Across WCA's verified 2024–2026 Compton-area retail comp set, income-producing transactions priced $108–$236/SF at cap rates of 8.86%–9.53% — distressed or multi-tenant short-WALT product. Owner-user transactions priced $309–$455/SF with no reported cap rate. At $348/SF and a 6.50% cap, 1900–1908 E Alondra is the only stabilized 20-year credit-tenant NNN in the corridor — pricing reflects the structural premium for an institutional-grade lease, not direct comparability with surrounding distressed or owner-user sales.

Why does the 2005 tilt-up construction matter for a passive investor?

The 2005 tilt-up precast concrete shell is an institutional-quality build rarely encountered in the Compton submarket, carrying a low deferred-maintenance basis. For a passive NNN investor, that reduces tail-risk on capital reserves across a 20-year hold — one fewer variable to underwrite behind an absolute-net lease where the tenant already covers maintenance.

Sources: Submarket trading-volume figure and rent ranges from the Offering Memorandum (WCA, March 2026 draft). Basis comparables from WCA's 2024–2026 Compton-area sales analysis (8 verified retail transactions). Demographics from the 90221 Compton trade-area report (ESRI / U.S. Census 2024 estimates). All figures deemed reliable but not guaranteed; buyer to independently verify.

Exclusively Co-Listed By

Williams Capital Advisors + Keller Williams Hollywood Hills.

A dual-brokerage partnership pairing institutional CRE advisory with Keller Williams Hollywood Hills. Either broker reaches the same deal team.

Williams Capital Advisors · Listing Broker

Francisco Williams, CCIM

Executive Vice President

(213) 880-8107 Francisco.Williams@williamscap.ai

CalDRE #01979442

Keller Williams Hollywood Hills · Listing Broker

Laura Milshteyn

Senior Vice President

(310) 400-0430 laura.milshteyn@kw.com

CalDRE #01997655

Williams Capital Advisors (CA Real Estate Corporation License #01428775) and Keller Williams Hollywood Hills operate independently but collaborate exclusively on this listing. Cooperating brokers welcome — commission terms outlined in the OM.

Letter of Intent

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For qualified buyers prepared to transact. Indicate your offered price, deposit, contingency periods, and source of funds. Listing brokers will respond within one business day with a counter or accept.

Best & final offers reviewed in receipt order
1031 exchange buyers prioritized when identification window aligns
Cooperating brokers welcome — terms outlined in the OM

Disclaimer

The information contained herein is derived from sources deemed reliable but has not been independently verified by Williams Capital Advisors or any co-listing brokerage. All financial projections, square-footage estimates, lease summaries, demographic figures, and comparable sales data are provided for illustrative purposes only and may not reflect future performance. Prospective purchasers are advised to consult their own tax, legal, and financial advisors and to independently verify all information prior to making any investment decision. Neither Williams Capital Advisors (CA Real Estate Corporation, License #01428775), any co-listing brokerage, the Property Owner, nor their respective representatives assume liability for errors, omissions, or decisions made in reliance on this information. This listing page does not constitute an offer, solicitation, or legal obligation; any transaction is subject to a fully-executed Purchase and Sale Agreement. Cap rate, NOI, and underwriting assumptions shown in the on-page Valuation Calculator are illustrative only and do not constitute investment advice. Cooperating brokers welcome — commission terms outlined in the Offering Memorandum.

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