5110 Compton Ave · Los Angeles, CA 90011

$899,000

8 bd · 5.0 ba · 3,692 sqft · MultiFamily public records · 567 Days on market

Built 1961 4,948 sqft lot $243/sqft · at area comps Est $940k · at est.

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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 +26.9/30.0
• ARV discount +9.5/15.0
• DSCR +9.3/10.0
• 1% rule +7.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +0.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

5-Unit Apartment Building (4) 2 Bed 1 Bath ( 1) 1 Bed 1 Bath

Key facts

• 4,948 sq ft lot
• Built 1961
• Listed 566 days

What this means for you Summary

Snapshot

• This is a 4×2bd/1ba + 1×1bd/1ba units multifamily listed at $899k.

Deal economics

• At list price, monthly cash flow is $2k ($30k/yr) — positive. Per door: $500/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $899k).
• Recommended offer: $791k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 2.1% in Los Angeles — 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 68/100 on livability (#273 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment B; Watch: health & safety C-, schools D+, crime 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.
• Market conditions: Rents falling (-8.2%/yr); 125 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $10,760/mo this rent would consume 219% of the median local household income ($59k/yr) (locally 5930% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $27k 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 567 days — a 12% lower offer ($791k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 26y ago; this cycle's ask has dropped $51k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $779k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $791,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 567 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. Built in 1961 — 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: 1.20% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.92%
• DSCR: 1.53
• GRM: 7.0

CMA / ARV

• ARV (median comp): $940,091
• List price: $899,000
• Delta: -4.37%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4327 Honduras St	0.61mi	9/6.0 (+1)	3,758 (+2%)	7mo	$1,700,000	$452	54
1170 E 46th St	0.56mi	7/4.0 (-1)	3,220 (-13%)	15mo	$644,000	$200	31

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.93×
• Total profit: $-17,950
• Equity at exit: $134,044

10-year hold

• IRR: 4.2%
• Equity multiple: 1.27×
• Total profit: $67,666
• Equity at exit: $77,729

Cash invested: $251,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City Los Angeles: 0 Strongly Tenant-Friendly · D+22

LARSO + JCEO 2023; relocation for substantial remodel evictions.

Methodology + full state rankings →

ZIP-level market 90011

• Rents YoY: -8.2%
• Active inventory: 125
• Price-to-rent: 34.4×

Monthly cashflow live

• Estimated rent: $10,760 high
• Mortgage (P&I): −$4,714
• Tax from tax record: −$911 /mo · $10,936/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,260
• Net cashflow: $2,500

Break-even live

Break-even rent $7,595

Max offer price $899,000

Occupancy floor 72%

Sensitivity live

Price	-10% $3,009	-5% $2,754	+0% $2,500	+5% $2,246	+10% $1,991
Rent	-10% $1,650	-5% $2,075	+0% $2,500	+5% $2,925	+10% $3,350
Rate	-1.0pp $2,953	-0.5pp $2,729	base $2,500	+0.5pp $2,267	+1.0pp $2,030

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$8,700
1× unit	1	1	$2,059
Total (5 units)			$10,760

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: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

Listing history 42 events

1. 2026-06-21
   days on market $899,000 Active 567 DOM
2. 2026-06-18
   days on market $899,000 Active 564 DOM
3. 2026-06-17
   days on market $899,000 Active 563 DOM
4. 2026-06-16
   days on market $899,000 Active 562 DOM
5. 2026-06-15
   days on market $899,000 Active 561 DOM
6. 2026-06-13
   days on market $899,000 Active 559 DOM
7. 2026-06-09
   days on market $899,000 Active 555 DOM
8. 2026-06-08
   days on market $899,000 Active 554 DOM
9. 2026-06-07
   days on market $899,000 Active 553 DOM
10. 2026-06-04
    days on market $899,000 Active 550 DOM
11. 2026-06-03
    days on market $899,000 Active 549 DOM
12. 2026-06-02
    days on market $899,000 Active 548 DOM
13. 2026-06-01
    days on market $899,000 Active 547 DOM
14. 2026-05-31
    days on market $899,000 Active 546 DOM
15. 2026-03-09
    price $899,000 60-char remark

    Show marketing remark (60 chars)

    5-Unit Apartment Building (4) 2 Bed 1 Bath ( 1) 1 Bed 1 Bath

16. 2026-02-19
    price $934,777 60-char remark

    Show marketing remark (60 chars)

    5-Unit Apartment Building (4) 2 Bed 1 Bath ( 1) 1 Bed 1 Bath

17. 2025-11-09
    price $944,777 60-char remark

    Show marketing remark (60 chars)

    5-Unit Apartment Building (4) 2 Bed 1 Bath ( 1) 1 Bed 1 Bath

18. 2024-12-01
    listed $949,777 Active 60-char remark

    Show marketing remark (60 chars)

    5-Unit Apartment Building (4) 2 Bed 1 Bath ( 1) 1 Bed 1 Bath

19. 2021-12-01
    soldstatus $779,000 Closed Sale 468-char remark

    Show marketing remark (468 chars)

    Great 4-Unit, Two-Story Building in the South-East Portion of South Los Angeles. Just 7 blocks away from Huntington Park. Parking in the rear for 5 cars. Built in 1961 and 2 of the 4 units are huge 1,120 sq ft with 3 bed 2 bath and the other 2 units are 2 bed 1 bath. All units have separate gas and electric meters. Close to bus stop and shopping centers. Since all 4 units are in a Single Structure and mostly concrete landscape makes for a low maintenance property.

20. 2021-11-29
    soldstatus $779,000
21. 2021-09-18
    status Pending Sale 468-char remark

    Show marketing remark (468 chars)

    Great 4-Unit, Two-Story Building in the South-East Portion of South Los Angeles. Just 7 blocks away from Huntington Park. Parking in the rear for 5 cars. Built in 1961 and 2 of the 4 units are huge 1,120 sq ft with 3 bed 2 bath and the other 2 units are 2 bed 1 bath. All units have separate gas and electric meters. Close to bus stop and shopping centers. Since all 4 units are in a Single Structure and mostly concrete landscape makes for a low maintenance property.

22. 2021-08-26
    price $799,000 468-char remark

    Show marketing remark (468 chars)

    Great 4-Unit, Two-Story Building in the South-East Portion of South Los Angeles. Just 7 blocks away from Huntington Park. Parking in the rear for 5 cars. Built in 1961 and 2 of the 4 units are huge 1,120 sq ft with 3 bed 2 bath and the other 2 units are 2 bed 1 bath. All units have separate gas and electric meters. Close to bus stop and shopping centers. Since all 4 units are in a Single Structure and mostly concrete landscape makes for a low maintenance property.

23. 2021-08-16
    listed $824,900 Active 468-char remark

    Show marketing remark (468 chars)

    Great 4-Unit, Two-Story Building in the South-East Portion of South Los Angeles. Just 7 blocks away from Huntington Park. Parking in the rear for 5 cars. Built in 1961 and 2 of the 4 units are huge 1,120 sq ft with 3 bed 2 bath and the other 2 units are 2 bed 1 bath. All units have separate gas and electric meters. Close to bus stop and shopping centers. Since all 4 units are in a Single Structure and mostly concrete landscape makes for a low maintenance property.

24. 2016-08-01
    soldstatus $418,000
25. 2016-07-29
    soldstatus $418,000
26. 2016-07-29
    soldstatus $418,000 Closed Sale
27. 2016-07-11
    status Pending Sale
28. 2016-06-14
    listed $399,000 Active
29. 2016-06-13
    listed $399,000
30. 2011-12-08
    soldstatus $250,000 Closed
31. 2011-10-21
    status Pending
32. 2011-09-23
    status Active
33. 2011-08-30
    status Pending
34. 2011-07-27
    listed $299,900 Active
35. 2011-07-16
    historical Cancelled
36. 2011-04-06
    listed Active
37. 2000-09-10
    historical
38. 2000-08-20
    historical
39. 2000-06-29
    soldstatus $275,000
40. 2000-05-20
    listed $289,000
41. 2000-03-10
    listed $289,000
42. 1999-11-12
    soldstatus $174,000

ⓘ 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: $10,936 · $911/mo
• Projected year-2 tax: $10,936 · $911/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥91°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $129,120
• − Mortgage interest: −$50,358
• − Property taxes: −$10,936
• − Insurance: −$4,495
• − Repairs & maintenance: −$10,330
• − Management: −$10,330
• − Depreciation: −$26,153
• Taxable income: $16,519
• Est. tax owed @ 24.0%: −$3,965
• After-tax cash flow: $26,036/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 — Los Angeles

• Score: 68/100
• State rank: #273
• US rank: #9237

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Los Angeles, CA
• County: Los Angeles County · 9,444,647 people
• City population: 3,838,149
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 100,113
• Household income: $59,017
• Rent vs Own: 74.4% rent · 25.6% own
• Severe rent burden: 5930.0

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 (92%)
• Race & ethnicity: Hispanic / Latino 92% Two or more races 26% Black 6% Native American 2%
• Hispanic origin (detail): Mexican 67%
• Foreign-born: 45% · Canada, South Korea
• Languages at home: 13% English-only · Spanish 86%

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: ▼ -636.62%
• Current HPI: 477.6496
• Rent YoY: ▼ -8.20%
• 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

+416.7% since first listed

28 events — show timeline

• 2026-03-09 Price Changed $899,000 CRMLS
• 2026-02-19 Price Changed $934,777 CRMLS
• 2025-11-09 Price Changed $944,777 CRMLS
• 2024-12-01 Listed $949,777 CRMLS
• 2021-12-01 Sold (MLS) $779,000 CRMLS
• 2021-11-29 Sold (Public Records) $779,000 Public Records
• 2021-09-18 Pending — CRMLS
• 2021-08-26 Price Changed $799,000 CRMLS
• 2021-08-16 Listed $824,900 CRMLS
• 2016-08-01 Sold (Public Records) $418,000 Public Records
• 2016-07-29 Sold (MLS) $418,000 CRMLS
• 2016-07-29 Sold (MLS) $418,000 SDMLS
• 2016-07-11 Pending — CRMLS
• 2016-06-14 Listed $399,000 CRMLS
• 2016-06-13 Listed $399,000 SDMLS
• 2011-12-08 Sold (MLS) $250,000 TheMLS
• 2011-10-21 Pending — TheMLS
• 2011-09-23 Relisted — TheMLS
• 2011-08-30 Pending — TheMLS
• 2011-07-27 Listed $299,900 TheMLS
• 2011-07-16 Delisted — TheMLS
• 2011-04-06 Listed — TheMLS
• 2000-09-10 Listing Removed — CRMLS
• 2000-08-20 Listing Removed — CRMLS
• 2000-06-29 Sold (Public Records) $275,000 Public Records
• 2000-05-20 Listed $289,000 CRMLS
• 2000-03-10 Listed $289,000 CRMLS
• 1999-11-12 Sold (Public Records) $174,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $10,936 · +1.3% YoY. Source: county tax records.