1631 E Saunders · Compton, CA 90221

$849,000

28 bd · 20.0 ba · 2,653 sqft · MultiFamily · 157 Days on market

Built 1953 Poor condition 5,172 sqft lot $320/sqft · 10% above area Est $772k · 10% over

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +16.3/30.0
• DSCR +5.1/10.0
• 1% rule +4.4/10.0
• Schools +3.2/10.0
• ARV discount +3.0/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

PRICED TO SELL TODAY! 4 PLEX IN A PRIME RENTAL MARKET ON A STREET WITH A GREAT PARK NEXT DOOR! UNIT MIX CONSISTING OF 1-3 BED/2BATH, 1- 2 BED/1BATH AND 2- 1 BED/1 BATH. SEPARATELY METERED FOR GAS AND ELECTRIC. GREAT INVESTMENT PROPERTY OR PERFECT OPPORTUNITY FOR OWNER-USER TO LIVE IN ONE UNIT AND RENT OUT THE OTHER 3 TO HELP PAY MORTGAGE! ENDLESS POSSIBILITIES AT A GREAT PRICE!! HURRY THIS OPPORTUNITY WON'T LAST LONG!

Key facts

• Investment property
• 5,172 sq ft lot
• 4 garage spots

Tags

• INVESTMENT PROPERTY
• OWNER-USER OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 2×1bd/1ba + 1×2bd/1ba + 1×3bd/2ba units multifamily listed at $849k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive. Per door: $117/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $802k (5.5% below list).
• Recommended offer: $747k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 3.0% in Compton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 56/100 on livability (#803 in CA) — a working-class tenant base; expect higher turnover. Strengths: commute A+, housing B; Watch: schools D, crime F, amenities D-.
• Compton Unified (suburban): math 31% / reading 38% proficiency, ranked #910 of 1,400 in CA (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 40 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $25k of value loss. Plan a longer hold.
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($747k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 26y ago; this cycle's ask has dropped $50k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $575k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $747,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
10. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
12. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.36%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $772,362
• List price: $849,000
• Delta: 9.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.55×
• Total profit: $-107,661
• Equity at exit: $126,589

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-54,896
• Equity at exit: $73,406

Cash invested: $237,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 90221

• Active inventory: 40
• Price-to-rent: 37.7×

Monthly cashflow live

• Estimated rent: $8,019 high
• Mortgage (P&I): −$4,452
• Tax est. 1.5%: −$1,061 /mo · $12,735/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,684
• Net cashflow: $468

Break-even live

Break-even rent $7,427

Max offer price $849,000

Occupancy floor 89%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$3,756
1× unit	2	1	$1,951
1× unit	3	2	$2,312
Total (4 units)			$8,019

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $212,250
• Closing costs: $25,470
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   days on market $849,000 Active 157 DOM
2. 2026-06-17
   days on market $849,000 Active 156 DOM
3. 2026-06-16
   days on market $849,000 Active 155 DOM
4. 2026-06-15
   days on market $849,000 Active 154 DOM
5. 2026-06-13
   days on market $849,000 Active 151 DOM
6. 2026-06-09
   days on market $849,000 Active 148 DOM
7. 2026-06-08
   days on market $849,000 Active 147 DOM
8. 2026-06-07
   days on market $849,000 Active 146 DOM
9. 2026-06-04
   days on market $849,000 Active 143 DOM
10. 2026-06-03
    days on market $849,000 Active 142 DOM
11. 2026-06-02
    days on market $849,000 Active 141 DOM
12. 2026-06-01
    days on market $849,000 Active 140 DOM
13. 2026-05-31
    days on market $849,000 Active 139 DOM
14. 2026-03-18
    price $849,000 421-char remark

    Show marketing remark (421 chars)

    PRICED TO SELL TODAY! 4 PLEX IN A PRIME RENTAL MARKET ON A STREET WITH A GREAT PARK NEXT DOOR! UNIT MIX CONSISTING OF 1-3 BED/2BATH, 1- 2 BED/1BATH AND 2- 1 BED/1 BATH. SEPARATELY METERED FOR GAS AND ELECTRIC. GREAT INVESTMENT PROPERTY OR PERFECT OPPORTUNITY FOR OWNER-USER TO LIVE IN ONE UNIT AND RENT OUT THE OTHER 3 TO HELP PAY MORTGAGE! ENDLESS POSSIBILITIES AT A GREAT PRICE!! HURRY THIS OPPORTUNITY WON'T LAST LONG!

15. 2026-01-12
    listed $899,000 Active 421-char remark

    Show marketing remark (421 chars)

    PRICED TO SELL TODAY! 4 PLEX IN A PRIME RENTAL MARKET ON A STREET WITH A GREAT PARK NEXT DOOR! UNIT MIX CONSISTING OF 1-3 BED/2BATH, 1- 2 BED/1BATH AND 2- 1 BED/1 BATH. SEPARATELY METERED FOR GAS AND ELECTRIC. GREAT INVESTMENT PROPERTY OR PERFECT OPPORTUNITY FOR OWNER-USER TO LIVE IN ONE UNIT AND RENT OUT THE OTHER 3 TO HELP PAY MORTGAGE! ENDLESS POSSIBILITIES AT A GREAT PRICE!! HURRY THIS OPPORTUNITY WON'T LAST LONG!

16. 2016-10-25
    soldstatus $575,000 Closed Sale 299-char remark

    Show marketing remark (299 chars)

    Perfect for your Investors with a high income return. Next to recreational park with public swimming facility. (4- units) First unit consists of 3 bedrooms / 2 bath, second Unit: 2 bedrooms / 1 bath. Third and fourth units are both: 1 bath/ 1 bedroom each. Easy access to the 105 and 710 Freeways.

17. 2016-10-21
    status Pending Sale 299-char remark

    Show marketing remark (299 chars)

    Perfect for your Investors with a high income return. Next to recreational park with public swimming facility. (4- units) First unit consists of 3 bedrooms / 2 bath, second Unit: 2 bedrooms / 1 bath. Third and fourth units are both: 1 bath/ 1 bedroom each. Easy access to the 105 and 710 Freeways.

18. 2016-09-19
    historical Active Under Contract 299-char remark

    Show marketing remark (299 chars)

    Perfect for your Investors with a high income return. Next to recreational park with public swimming facility. (4- units) First unit consists of 3 bedrooms / 2 bath, second Unit: 2 bedrooms / 1 bath. Third and fourth units are both: 1 bath/ 1 bedroom each. Easy access to the 105 and 710 Freeways.

19. 2016-06-28
    price $575,000 299-char remark

    Show marketing remark (299 chars)

    Perfect for your Investors with a high income return. Next to recreational park with public swimming facility. (4- units) First unit consists of 3 bedrooms / 2 bath, second Unit: 2 bedrooms / 1 bath. Third and fourth units are both: 1 bath/ 1 bedroom each. Easy access to the 105 and 710 Freeways.

20. 2016-01-01
    listed $650,000 Active 299-char remark

    Show marketing remark (299 chars)

    Perfect for your Investors with a high income return. Next to recreational park with public swimming facility. (4- units) First unit consists of 3 bedrooms / 2 bath, second Unit: 2 bedrooms / 1 bath. Third and fourth units are both: 1 bath/ 1 bedroom each. Easy access to the 105 and 710 Freeways.

21. 2015-09-13
    historical
22. 2015-09-13
    soldstatus $450,000 Closed Sale
23. 2015-09-12
    status Pending Sale
24. 2015-09-12
    historical Hold Do Not Show
25. 2015-09-11
    status Active
26. 2015-09-04
    status Active
27. 2015-09-04
    historical Hold Do Not Show
28. 2015-08-25
    historical Hold Do Not Show
29. 2015-08-23
    status Active
30. 2015-07-02
    status Active
31. 2015-07-02
    historical Hold Do Not Show
32. 2015-06-08
    historical Hold Do Not Show
33. 2015-06-07
    status Active
34. 2015-05-22
    historical Hold Do Not Show
35. 2015-05-14
    listed $450,000 Active
36. 2008-02-12
    historical
37. 2007-09-11
    listed $750,000
38. 2006-06-09
    soldstatus $6,200,000
39. 2006-06-08
    soldstatus $619,000
40. 2006-05-31
    soldstatus $619,000
41. 2006-03-10
    listed $619,000
42. 2006-03-09
    historical
43. 2006-03-05
    listed $619,000
44. 2006-03-05
    listed $6,190,000
45. 2006-03-05
    listed $619,000
46. 2004-02-05
    historical
47. 2004-02-05
    historical
48. 2003-08-06
    listed $380,000
49. 2003-08-05
    listed $380,000
50. 2002-05-20
    soldstatus $249,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥91°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $96,228
• − Mortgage interest: −$47,557
• − Property taxes: −$12,735
• − Insurance: −$4,245
• − Repairs & maintenance: −$7,698
• − Management: −$7,698
• − Depreciation: −$24,698
• Taxable loss: −$8,404
• Est. tax savings @ 24.0%: +$2,017
• After-tax cash flow: $7,630/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 5 photos

Poor 20/100 Extensive rehab

This multi-family property requires extensive repairs and updates to its exterior, interior, and systems, significantly impacting its current condition and value. Significant investment is needed to bring it up to a livable and marketable standard.

Repairs flagged

• Major exterior paint — Peeling paint
• Major exterior siding — Visible wear
• Major interior walls — No visible interior walls
• Major bathrooms — No visible bathrooms
• Major kitchen — No visible kitchen
• Major roof — No visible damage

Value-add opportunities

• Both exterior paint — Enhances curb appeal and resale value
• Both exterior siding repair — Improves structural integrity and resale value
• Both interior walls and paint — Enhances interior aesthetics and resale value
• Both install bathrooms and kitchen — Improves functionality and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · Peeling paint	Major	$15,000–50,000
exterior siding · Visible wear	Major	$15,000–50,000
interior walls · No visible interior walls	Major	$15,000–50,000
bathrooms · No visible bathrooms	Major	$15,000–50,000
kitchen · No visible kitchen	Major	$15,000–50,000
roof · No visible damage	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both exterior paint — Enhances curb appeal and resale value ↑
• Both exterior siding repair — Improves structural integrity and resale value ↑
• Both interior walls and paint — Enhances interior aesthetics and resale value ↑
• Both install bathrooms and kitchen — Improves functionality and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Compton Unified
• NCES district ID: 0609620
• Math proficiency: 31% ▲ 5.00%
• Reading proficiency: 38% ▲ 3.00%
• Median HH income: $45,045
• Composite: 32.1/100
• National rank: #10985
• State rank: #910 of 1400 in CA

Livability — Compton

• Score: 56/100
• State rank: #803
• US rank: #22778

Category grades

Amenities D- Commute A+ Cost of living F Crime F Employment C+ Housing B Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Compton, CA
• City population: 48,354
• Population (ZIP): 50,782

Population outlook (Los Angeles County) Hauer SSP2

• Today (2025): 10,940,515 people
• By 2030: 11,256,481 · +2.9%
• By 2040: 11,729,929 · +7.2%
• By 2050: 11,948,407 · +9.2%
• By 2075: 11,818,114 · +8.0%
• By 2100: 10,842,928 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 33% Black 18% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 70%
• Foreign-born: 37% · Canada
• Languages at home: 30% English-only · Spanish 68% Tagalog/Filipino 1%

Political lean MEDSL · Los Angeles

• 2024 margin: Solid D (+32.9) · D 64.8% · R 31.9% · Other 3.3%
• 2008→2024 swing: -7.4pp toward R · 2008: 40.4pp · 2024: 32.9pp
• All cycles: 2024: D+32.9 2020: D+44.2 2016: D+48.0 2012: D+40.0 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -482.21%
• Current HPI: 490.5921
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+283.5% since first listed

40 events — show timeline

• 2026-03-18 Price Changed $849,000 CRMLS
• 2026-01-12 Listed $899,000 CRMLS
• 2016-10-25 Sold (MLS) $575,000 CRMLS
• 2016-10-21 Pending — CRMLS
• 2016-09-19 Contingent — CRMLS
• 2016-06-28 Price Changed $575,000 CRMLS
• 2016-01-01 Listed $650,000 CRMLS
• 2015-09-13 Listing Removed — CRMLS
• 2015-09-13 Sold (MLS) $450,000 CRMLS
• 2015-09-12 Pending — CRMLS
• 2015-09-12 Delisted — CRMLS
• 2015-09-11 Relisted — CRMLS
• 2015-09-04 Relisted — CRMLS
• 2015-09-04 Delisted — CRMLS
• 2015-08-25 Delisted — CRMLS
• 2015-08-23 Relisted — CRMLS
• 2015-07-02 Relisted — CRMLS
• 2015-07-02 Delisted — CRMLS
• 2015-06-08 Delisted — CRMLS
• 2015-06-07 Relisted — CRMLS
• 2015-05-22 Delisted — CRMLS
• 2015-05-14 Listed $450,000 CRMLS
• 2008-02-12 Listing Removed — CRMLS
• 2007-09-11 Listed $750,000 CRMLS
• 2006-06-09 Sold (MLS) $6,200,000 CRMLS
• 2006-06-08 Sold (MLS) $619,000 CRMLS
• 2006-05-31 Sold (MLS) $619,000 CRMLS
• 2006-03-10 Listed $619,000 CRMLS
• 2006-03-09 Listing Removed — CRMLS
• 2006-03-05 Listed $619,000 CRMLS
• 2006-03-05 Listed $6,190,000 CRMLS
• 2006-03-05 Listed $619,000 CRMLS
• 2004-02-05 Listing Removed — CRMLS
• 2004-02-05 Listing Removed — CRMLS
• 2003-08-06 Listed $380,000 CRMLS
• 2003-08-05 Listed $380,000 CRMLS
• 2002-05-20 Sold (MLS) $249,900 CRMLS
• 2002-01-17 Listed $249,900 CRMLS
• 2001-09-04 Sold (MLS) $160,000 CRMLS
• 2000-11-22 Listed $221,400 CRMLS