518 W Rosecrans
10-Unit Mixed-Use Investment in Compton, California
518–522 W Rosecrans Ave & 519–525 W Spruce St, Compton, CA 90222 · APN 6151-016-009
2 Retail + 8 Apartments · ±0.70-Acre Lot · 100% Occupied
Offered at $2,799,9004.30% Current Cap Rate · 5.51% Pro Forma Cap Rate
Why 518 W Rosecrans
A fully occupied, recently renovated 10-unit mixed-use property on a ±0.70-acre transit-corridor lot, with dependable income today and a path to higher rents and redevelopment tomorrow.
Two street-front retail spaces on Rosecrans Avenue and eight apartments sit on a single ±30,410 SF parcel with frontage on two streets and about 30 parking spaces. Ownership invested roughly $465,000 between 2022 and 2024 in new framing, roofing, electrical and plumbing at the Spruce Street buildings and a full remodel of the 520 Rosecrans retail building, so near-term capital needs are low.
Both retail tenants, a fitness studio and a martial arts studio, are leased through March 2027. Several apartments rent well below current Compton market, giving a buyer steady cash flow now and upside through turnover and allowable increases. The property is about 0.6 mi from the Metro A Line Compton Station and minutes from the 105, 91, 110 and 710 freeways.
Development Potential
The parcel appears to lie within the Compton Station Transit-Oriented Development Specific Plan, which contemplates mixed-use buildings of up to five stories along this stretch of Rosecrans Avenue at densities of up to about 80 units per acre, roughly 55 units on this lot.
With a California State Density Bonus, a project of approximately 60 units may be possible, subject to design, financing and City approval. At the offering price that is about $46,700 per potential unit, with the existing 10 units producing income while plans are developed.
*Not verified. Zoning, density, height, approval path and unit yield have not been verified by Seller or Broker, are not guaranteed and are subject to change. The property is currently tenant-occupied, and any redevelopment would be subject to state tenant-protection and replacement-housing requirements. Buyer must independently verify all development potential with the City of Compton Planning Division and its own consultants.
Investment Highlights
- Mixed-use, 10 units: two street-front retail spaces on Rosecrans Ave plus eight apartments, all on one parcel
- Extensively renovated 2022–2024: new framing, roofing, electrical and plumbing at the Spruce St buildings and a full remodel of the 520 Rosecrans retail building
- 100% occupied
- Large ±0.70-acre through-lot with frontage on both Rosecrans Ave and Spruce St; five buildings and ±30 parking spaces, including a 6-car garage
- Separately metered for gas and electric
- Built 1921–1968; no local rent-control ordinance in Compton (residential units subject to California AB 1482)
- Transit-oriented: about 0.6 mi to Metro A Line Compton Station; close to the 105, 91, 110 and 710 freeways
Unit Mix
| Unit Type | Units |
|---|---|
| Retail / studio space (±2,887 SF and ±1,200 SF) | 2 |
| 1 Bedroom / 1 Bath | 4 |
| 2 Bedroom / 1 Bath | 3 |
| 2 Bedroom / 1.5 Bath | 1 |
| Total | 10 |
Rents, income, expenses and full financial details are provided in the Offering Memorandum after the Confidentiality Agreement is signed.
Location & Transit
The property sits on the Rosecrans Avenue commercial corridor in the Gateway Cities region of Los Angeles County, between downtown Los Angeles and the Port of Long Beach.
| Nearby | Approx. |
|---|---|
| Metro A Line – Compton Station | 0.6 mi |
| Gateway Towne Center | 1.2 mi |
| MLK Community Hospital | 1.6 mi |
| Willowbrook/Rosa Parks Station (A & C Lines) | 1.8 mi |
| I-105 Freeway | 1.8 mi |
| SR-91 Freeway | 2.0 mi |
| Compton College | 2.2 mi |
Straight-line distance estimates.
Development Potential
The parcel appears to lie within the Compton Station Transit-Oriented Development (TOD) Specific Plan, which contemplates mixed-use development along this stretch of Rosecrans Avenue at densities of up to about 80 units per acre. With a California State Density Bonus, a project of approximately ±60 units may be possible, subject to design, financing and City approval.
*Not verified. Zoning, density, height, approval path and unit yield have not been verified by Seller or Broker, are not guaranteed and are subject to change. The property is currently tenant-occupied, and any redevelopment would be subject to state tenant-protection and replacement-housing requirements. Buyer must independently verify all development potential with the City of Compton Planning Division and its own consultants.
Photos
Please do not disturb the tenants. Tours are by appointment only through the listing broker.
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Listed by Manuel Meraz, Broker, DRE #01986175 · Master Key Real Estate (M.E. Strategic Corp., DRE #02012526)