19009 S Laurel Park Rd #404 · Compton, CA 90220

$250,000

2 bd · 2.0 ba · 1,688 sqft · Manufactured public records · 13 Days on market

Built 1980 Est $280k · 11% under

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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 +21.9/30.0
• ARV discount +12.4/15.0
• DSCR +7.0/10.0
• 1% rule +4.4/10.0
• Schools +3.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well maintained mobile home. Spacious, 2 bedrooms, 1 3/4 bath, dining area, living room , family room, open kitchen, laundry room, covered patio front porch, covered 2 car, carport, storage shed.

Key facts

• Laundry room
• Living room
• Dining area

Tags

• DINING AREA
• LIVING ROOM
• FAMILY ROOM
• OPEN KITCHEN
• LAUNDRY ROOM
• COVERED PATIO

Property features AI

Finance

• Other: Living area sourced from public records; Parcel number 8950894404; Located near Wilmington Ave and Gladwick St
• Financial info: Land lease applies
• HOA & community: Part of an association; Located in Dominquez Hills Estate (land lease community)

Exterior

• Parking: Covered parking; Tandem covered parking; Attached carport; Two parking spaces (garage/total)
• Utilities: Public sewer; Private water
• Home design: Single-story property; Mobile home remains (30' x 60'); Double body type
• Construction: Year built per assessor
• Exterior features: In-ground, heated community pool; Patio home; Corner lot; Gutters; Street lighting; Storm drains

Interior

• Bathrooms: One full bathroom; One three-quarter bathroom
• Interior features: One-level home; Entry on Gladwick
• Laundry & utility: Inside laundry; Washer and dryer included; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (6.3% below list).
• Recommended offer: $234k (6.3% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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: crime F, amenities D-, cost of living F.
• Los Angeles Unified (urban): math 29% / reading 54% proficiency, ranked #223 of 517 in CA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Broadacres Avenue Elementary Visual & Performing Arts Magnet (266 students, 88% FRL); Glenn Hammond Curtiss Middle (393 students, 90% FRL); Valley Academy of Arts And Sciences (math 22% / reading 52%, grade F, #578 of 1,170 statewide, top 51%, 868 students, 64% FRL).
• Market conditions: 72 active listings in the ZIP; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 34% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 22y 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 $72k; list at $250k implies a 247% gain — meaningful room to come down on a strong offer.

Recommended offer $234,278 (6.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 8.17%
• Cash-on-cash: 6.71%
• DSCR: 1.30
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $280,208
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19009 South Laurel Park Rd #186	0.00mi	3/2.0 (+1)	1,680 (-0%)	10mo	$380,000	$226	86
2601 E Victoria St #376	0.56mi	2/2.0	1,760 (+4%)	4mo	$290,000	$165	63
2601 E Victoria St #510	0.56mi	2/2.0	1,800 (+7%)	7mo	$315,000	$175	57
2601 E Victoria #27	0.49mi	2/2.0	1,790 (+6%)	12mo	$115,000	$64	57
2601 E Victoria St #373	0.56mi	2/2.0	1,800 (+7%)	9mo	$279,000	$155	56
2601 E Victoria St #439	0.56mi	2/2.0	1,536 (-9%)	6mo	$255,000	$166	54
2601 E Victoria #357	0.56mi	3/2.0 (+1)	1,900 (+13%)	1mo	$282,000	$148	47
2601 E Victoria St #291	0.56mi	2/2.0	1,440 (-15%)	5mo	$250,000	$174	46
2601 E Victoria St #430	0.56mi	2/2.0	1,440 (-15%)	10mo	$290,000	$201	41
2601 Victoria St E #288	0.56mi	3/2.0 (+1)	1,440 (-15%)	7mo	$240,000	$167	39
2601 E Victoria St #74	0.56mi	3/2.0 (+1)	1,440 (-15%)	8mo	$215,000	$149	38
2601 E Victoria St #173	0.56mi	3/3.0 (+1)	1,440 (-15%)	9mo	$235,000	$163	33

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: -6.0%
• Equity multiple: 0.78×
• Total profit: $-15,713
• Equity at exit: $37,276

10-year hold

• IRR: 3.5%
• Equity multiple: 1.26×
• Total profit: $17,890
• Equity at exit: $21,615

Cash invested: $70,000 (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 90220

• Active inventory: 72
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,343 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$44 /mo · $531/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $391

Break-even live

Break-even rent $1,847

Max offer price $250,000

Occupancy floor 78%

Sensitivity live

Price	-10% $533	-5% $462	+0% $391	+5% $321	+10% $-50
Rent	-10% $206	-5% $299	+0% $391	+5% $484	+10% $576
Rate	-1.0pp $517	-0.5pp $455	base $391	+0.5pp $327	+1.0pp $261

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $250,000 Active 13 DOM
2. 2026-06-18
   days on market $250,000 Active 10 DOM
3. 2026-06-17
   days on market $250,000 Active 9 DOM
4. 2026-06-16
   days on market $250,000 Active 8 DOM
5. 2026-06-15
   days on market $250,000 Active 7 DOM
6. 2026-06-13
   days on market $250,000 Active 5 DOM
7. 2026-06-08
   remarks 195-char remark
8. 2026-06-08
   listed $250,000 Active 1 DOM

ⓘ 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: $531 · $44/mo
• Projected year-2 tax: $1,900 · $158/mo
• Expected delta: +$1,369/yr (+$114/mo · 258.1%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°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: $28,113
• − Mortgage interest: −$14,004
• − Property taxes: −$531
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,249
• − Management: −$2,249
• − Depreciation: −$7,273
• Taxable income: $558
• Est. tax owed @ 24.0%: −$134
• After-tax cash flow: $4,563/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: Los Angeles Unified
• NCES district ID: 0622710
• Math proficiency: 29% ▼ -4.00%
• Reading proficiency: 54% ▲ 10.00%
• Median HH income: $50,403
• Composite: 35.67/100
• National rank: #4875
• State rank: #223 of 517 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

• County: Los Angeles County · 9,444,647 people
• City population: 48,354
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 48,354
• Household income: $82,335
• Rent vs Own: 38.5% rent · 61.5% own
• Severe rent burden: 1473.0

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 (67%)
• Race & ethnicity: Hispanic / Latino 67% Black 28% Two or more races 22% Native American 2% White 1% Asian 1%
• Hispanic origin (detail): Mexican 58%
• Foreign-born: 28% · Canada, China
• Languages at home: 41% English-only · Spanish 57% Chinese 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: ▼ -567.45%
• Current HPI: 496.4369
• Rent YoY: —
• Metro: Los Angeles-Long Beach-Anaheim, CA
• 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

+259.7% since first listed

11 events — show timeline

• 2026-06-08 Listed $250,000 CRMLS
• 2012-06-04 Listing Removed — CRMLS
• 2012-05-10 Relisted — CRMLS
• 2012-05-08 Pending — CRMLS
• 2012-04-12 Listed $44,900 CRMLS
• 2008-10-17 Listing Removed — CRMLS
• 2008-09-16 Listed $98,500 CRMLS
• 2008-09-13 Listing Removed — CRMLS
• 2008-02-12 Listed $99,500 CRMLS
• 2004-09-24 Sold (MLS) $72,000 CRMLS
• 2004-07-03 Listed $69,500 CRMLS

Property tax history

+6.7%/yr

Latest (2025): $531 · +6.7% YoY. Source: county tax records.