1307 E Peck St · Compton, CA 90221

$1,850,000

5 bd · 5.0 ba · 2,508 sqft · MultiFamily public records · 73 Days on market

Built 1950 0.40 ac lot $738/sqft · 282% above area

---

Why this score? — see what drove the C+ 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 +27.6/30.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +3.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 10 units. confirmed

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

We are pleased to present 1307-1311 E Peck, a 10-unit multifamily community located in Compton, that is priced at a 7.48% CAP and an 8.42 GRM on current rents with 3 units delivered vacant and upside to operate at an 8.36% CAP and a 7.80 GRM. 1307-1311 E Peck St is situated in close proximity to the 105 and 710 freeways offering convenient access to neighboring cities such as Los Angeles, Lynwood, South Gate, Gardena and Long Beach. Nearby tenant amenities include the Compton Town Center, Plaza Mexico, Compton Art & History Museum, and the Dominguez Rancho Adobe Museum. The property is comprised of two, single-story side-by-side five-unit buildings, totaling 5,016 rentable square feet, constructed in 1950 with a strong unit mix of four (4) two-bedroom units and six (6) one-bedroom units located on 17,323 square feet of land. Half of the units have been renovated, and three units will be delivered VACANT and renovated at closing: two 2BDs and one 1BD. There is also ample on-site uncovered parking along with ten (10) one-car garages providing potential for ADU conversions. Contact the listing broker for additional information.

Key facts

• Renovated units
• Convenient access
• On-site parking

Tags

• MULTIFAMILY COMMUNITY
• CONVENIENT ACCESS
• TENANT AMENITIES
• SINGLE-STORY BUILDINGS
• RENOVATED UNITS
• ON-SITE PARKING

What this means for you Summary

Snapshot

• This is a 10 × 14-bed/10.0-bath units multifamily listed at $1.85M.

Deal economics

• At list price, monthly cash flow is $6k ($66k/yr) — positive. Per door: $552/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($22k rent vs $1.85M).
• Recommended offer: $1.74M (6.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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; 1 comparable units currently listed for rent nearby; 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 $13k of loan paydown is wiped out by about $56k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $518k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($1.74M) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 26y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $1.50M; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,739,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.18% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.79%
• DSCR: 1.57
• GRM: 7.1

CMA / ARV

• ARV (median comp): $968,902
• List price: $1,850,000
• Delta: 90.94%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1108 E Tucker St	0.13mi	5/3.0	2,405 (-4%)	9mo	$1,050,000	$437	72

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 2.6%
• Equity multiple: 1.10×
• Total profit: $51,632
• Equity at exit: $275,841

10-year hold

• IRR: 12.1%
• Equity multiple: 1.96×
• Total profit: $496,552
• Equity at exit: $159,954

Cash invested: $518,000 (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: 70.6×

Monthly cashflow live

• Estimated rent: $21,823 medium
• Mortgage (P&I): −$9,702
• Tax from tax record: −$1,245 /mo · $14,942/yr
• Insurance: −$771
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,583
• Net cashflow: $5,523

Break-even live

Break-even rent $14,832

Max offer price $1,850,000

Occupancy floor 70%

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

Units	Beds	Baths	Est. rent
▸ 10× units	14	10	$21,820
Total (10 units)			$21,823

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: $462,500
• Closing costs: $55,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1937 E Canova Ln Compton, CA	4.0	3.0	2060	$4,650	$2.26	1d	1	0.46mi

Listing history 39 events

1. 2026-06-18
   days on market $1,850,000 Active 73 DOM
2. 2026-06-17
   days on market $1,850,000 Active 72 DOM
3. 2026-06-16
   days on market $1,850,000 Active 71 DOM
4. 2026-06-15
   days on market $1,850,000 Active 70 DOM
5. 2026-06-13
   days on market $1,850,000 Active 67 DOM
6. 2026-06-09
   days on market $1,850,000 Active 64 DOM
7. 2026-06-08
   days on market $1,850,000 Active 63 DOM
8. 2026-06-07
   days on market $1,850,000 Active 62 DOM
9. 2026-06-04
   days on market $1,850,000 Active 59 DOM
10. 2026-06-03
    days on market $1,850,000 Active 58 DOM
11. 2026-06-02
    days on market $1,850,000 Active 57 DOM
12. 2026-06-01
    days on market $1,850,000 Active 56 DOM
13. 2026-05-31
    days on market $1,850,000 Active 55 DOM
14. 2026-05-04
    status Active 1148-char remark

    Show marketing remark (1148 chars)

    We are pleased to present 1307-1311 E Peck, a 10-unit multifamily community located in Compton, that is priced at a 7.48% CAP and an 8.42 GRM on current rents with 3 units delivered vacant and upside to operate at an 8.36% CAP and a 7.80 GRM. 1307-1311 E Peck St is situated in close proximity to the 105 and 710 freeways offering convenient access to neighboring cities such as Los Angeles, Lynwood, South Gate, Gardena and Long Beach. Nearby tenant amenities include the Compton Town Center, Plaza Mexico, Compton Art & History Museum, and the Dominguez Rancho Adobe Museum. The property is comprised of two, single-story side-by-side five-unit buildings, totaling 5,016 rentable square feet, constructed in 1950 with a strong unit mix of four (4) two-bedroom units and six (6) one-bedroom units located on 17,323 square feet of land. Half of the units have been renovated, and three units will be delivered VACANT and renovated at closing: two 2BDs and one 1BD. There is also ample on-site uncovered parking along with ten (10) one-car garages providing potential for ADU conversions. Contact the listing broker for additional information.

15. 2026-04-17
    historical Backup Offers Accepted 1148-char remark

    Show marketing remark (1148 chars)

    We are pleased to present 1307-1311 E Peck, a 10-unit multifamily community located in Compton, that is priced at a 7.48% CAP and an 8.42 GRM on current rents with 3 units delivered vacant and upside to operate at an 8.36% CAP and a 7.80 GRM. 1307-1311 E Peck St is situated in close proximity to the 105 and 710 freeways offering convenient access to neighboring cities such as Los Angeles, Lynwood, South Gate, Gardena and Long Beach. Nearby tenant amenities include the Compton Town Center, Plaza Mexico, Compton Art & History Museum, and the Dominguez Rancho Adobe Museum. The property is comprised of two, single-story side-by-side five-unit buildings, totaling 5,016 rentable square feet, constructed in 1950 with a strong unit mix of four (4) two-bedroom units and six (6) one-bedroom units located on 17,323 square feet of land. Half of the units have been renovated, and three units will be delivered VACANT and renovated at closing: two 2BDs and one 1BD. There is also ample on-site uncovered parking along with ten (10) one-car garages providing potential for ADU conversions. Contact the listing broker for additional information.

16. 2026-04-06
    listed $1,900,000 Active 1148-char remark

    Show marketing remark (1148 chars)

    We are pleased to present 1307-1311 E Peck, a 10-unit multifamily community located in Compton, that is priced at a 7.48% CAP and an 8.42 GRM on current rents with 3 units delivered vacant and upside to operate at an 8.36% CAP and a 7.80 GRM. 1307-1311 E Peck St is situated in close proximity to the 105 and 710 freeways offering convenient access to neighboring cities such as Los Angeles, Lynwood, South Gate, Gardena and Long Beach. Nearby tenant amenities include the Compton Town Center, Plaza Mexico, Compton Art & History Museum, and the Dominguez Rancho Adobe Museum. The property is comprised of two, single-story side-by-side five-unit buildings, totaling 5,016 rentable square feet, constructed in 1950 with a strong unit mix of four (4) two-bedroom units and six (6) one-bedroom units located on 17,323 square feet of land. Half of the units have been renovated, and three units will be delivered VACANT and renovated at closing: two 2BDs and one 1BD. There is also ample on-site uncovered parking along with ten (10) one-car garages providing potential for ADU conversions. Contact the listing broker for additional information.

17. 2025-09-18
    price
18. 2025-08-18
    price
19. 2025-06-02
    status Active
20. 2025-05-22
    historical Backup Offers Accepted
21. 2025-04-23
    listed Active
22. 2024-10-08
    listed Active
23. 2018-07-13
    soldstatus $1,500,000
24. 2007-03-02
    historical
25. 2006-09-02
    listed $1,299,000
26. 2005-05-24
    soldstatus $915,000
27. 2005-05-20
    soldstatus $915,000
28. 2005-01-27
    listed $930,000
29. 2004-11-18
    historical
30. 2004-10-24
    listed $475,000
31. 2004-10-16
    historical
32. 2004-09-15
    listed $474,990
33. 2004-07-26
    soldstatus $725,000
34. 2003-11-24
    soldstatus $460,000
35. 2002-02-20
    historical
36. 2001-09-10
    listed $425,000
37. 2000-08-15
    historical
38. 2000-02-15
    listed $385,000
39. 1994-06-22
    soldstatus $294,077

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $14,942 · $1,245/mo
• Projected year-2 tax: $14,942 · $1,245/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 · 22 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: $261,876
• − Mortgage interest: −$103,629
• − Property taxes: −$14,942
• − Insurance: −$9,250
• − Repairs & maintenance: −$20,950
• − Management: −$20,950
• − Depreciation: −$53,818
• Taxable income: $38,337
• Est. tax owed @ 24.0%: −$9,201
• After-tax cash flow: $57,070/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.

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

+546.1% since first listed

26 events — show timeline

• 2026-05-04 Relisted — TheMLS
• 2026-04-17 Contingent — TheMLS
• 2026-04-06 Listed $1,900,000 TheMLS
• 2025-09-18 Price Changed — TheMLS
• 2025-08-18 Price Changed — TheMLS
• 2025-06-02 Relisted — TheMLS
• 2025-05-22 Contingent — TheMLS
• 2025-04-23 Listed — TheMLS
• 2024-10-08 Listed — TheMLS
• 2018-07-13 Sold (Public Records) $1,500,000 Public Records
• 2007-03-02 Listing Removed — CRMLS
• 2006-09-02 Listed $1,299,000 CRMLS
• 2005-05-24 Sold (Public Records) $915,000 Public Records
• 2005-05-20 Sold (MLS) $915,000 CRMLS
• 2005-01-27 Listed $930,000 CRMLS
• 2004-11-18 Listing Removed — CRMLS
• 2004-10-24 Listed $475,000 CRMLS
• 2004-10-16 Listing Removed — CRMLS
• 2004-09-15 Listed $474,990 CRMLS
• 2004-07-26 Sold (Public Records) $725,000 Public Records
• 2003-11-24 Sold (Public Records) $460,000 Public Records
• 2002-02-20 Listing Removed — CRMLS
• 2001-09-10 Listed $425,000 CRMLS
• 2000-08-15 Listing Removed — CRMLS
• 2000-02-15 Listed $385,000 CRMLS
• 1994-06-22 Sold (Public Records) $294,077 Public Records

Property tax history

+3.4%/yr

Latest (2025): $14,942 · +0.2% YoY. Source: county tax records.