Single-Tenant Retail NNN Sale-Leaseback | Compton, CA
1900–1908 E Alondra Blvd, 90221 · 20-Year Absolute NNN · Tilt-Up 2005
Asking
$4.20M
Cap Rate
6.50%
NOI (Yr 1)
$273K
GBA
12.06K SF
Investment 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.
Investment 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
Financial Summary
Day-one yield · contractual escalations · 40-year potential WALT.
Contractual Rent Schedule
Years 1–5
Years 6–10
Years 11–15
Years 16–20
| 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.
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 Profile
The operator behind the income stream.
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.
Gallery
Drone aerials, parcel context, building condition.
1 / 7 · Façade
Location · Trade Area
South Bay / I-710 corridor · between Long Beach Freeway and Harbor Freeway.
Subject Property
1900–1908 E Alondra Blvd
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
Dense residential catchment.
1-Mile Radius
3-Mile Radius
5-Mile Radius
| 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 · instant access.
Submit the form to unlock the full Offering Memorandum. By requesting, you acknowledge the confidentiality terms below.
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.
Deep Dive
Why 1900 E Alondra is a high-conviction 1031 fit.
For 1031 exchange buyers facing a 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 answers each of them with above-average conviction for the price-point.
What a 20-year absolute NNN means at COE
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.
Compton submarket fundamentals
The Compton commercial market recorded $360M+ in trailing-twelve-month sales volume across retail, industrial, and mixed-use. Retail vacancy along Alondra, Long Beach Boulevard, and Compton Boulevard remains contained, supported by dense residential density (983,000+ within 5 miles) and limited new commercial deliveries. Open-market asking rents on Alondra-corridor NNN retail run $1.10–$1.40 PSF/month; the in-place $22.60/SF (~$1.88/mo) is set above that range as part of the sale-leaseback structure — a common SLB feature where the operator pays a premium to monetize the real estate while retaining day-one occupancy.
Basis context: $348/SF
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 6.50% cap, 1900 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 the surrounding distressed or owner-user sales.
Tilt-up construction · 2005
The 2005 tilt-up concrete shell is a structural advantage rare for the submarket — most competing retail in Compton is older wood-frame stock with significantly higher deferred-maintenance exposure. For NNN investors, this reduces tail-risk on capital reserves; for owner-users, it lowers the day-one TI burden.
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 one of Los Angeles' highest-volume KW commercial offices. Either broker reaches the same deal team.
Williams Capital Advisors · Listing Broker
Francisco Williams, CCIM
Senior Vice President
Keller Williams Hollywood Hills · Listing Broker
Laura Milshteyn
Senior Vice President
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
Ready to offer? Submit your LOI.
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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