6905 Compton · Florence-Graham, CA 90001

$690,000

1 bd · 1.0 ba · 440 sqft · MultiFamily public records · 176 Days on market

Built 1923 2,314 sqft lot $1568/sqft · 243% above area Est $603k · 14% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

SAVVY BUYERS WANTED ! * * * Permitted 3 Unit Property - Bungalow Style - Full of Character, with Storage area inside units. Gorgeous Entry ways , Laminated and Tile Flooring. Access and plenty of parking from Street and Alley. Well Maintained Units. Excellent Appeal . Great for Owner Occupied ( * live in one , rent out the other units ) -or- an excellent INVESTMENT Rental Property. Exceptional Value. Centrally Located, minutes to DownTown. Freeway close to 105fwy & 110fwy for easy commutes.

Key facts

• Centrally located
• Bungalow style
• 2,314 sq ft lot

Tags

• PERMITTED 3 UNIT PROPERTY
• BUNGALOW STYLE
• STORAGE AREA INSIDE UNITS
• ACCESS AND PLENTY OF PARKING
• WELL MAINTAINED UNITS
• CENTRALLY LOCATED

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/3.0-bath units multifamily listed at $690k.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive. Per door: $898/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $690k).
• Recommended offer: $607k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 4.4% in Florence-Graham — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: 52 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $8,842/mo this rent would consume 175% of the median local household income ($61k/yr) (locally 2573% 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 $5k of loan paydown is wiped out by about $21k 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 $193k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 176 days — a 12% lower offer ($607k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: built in 1923 — 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 $607,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 176 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 1923 — 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. 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.
8. 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.
9. 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: 1.28% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.73%
• DSCR: 1.74
• GRM: 6.5

CMA / ARV

• ARV (median comp): $603,041
• List price: $690,000
• Delta: 14.42%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.9%
• Equity multiple: 1.31×
• Total profit: $59,620
• Equity at exit: $102,881

10-year hold

• IRR: 17.1%
• Equity multiple: 2.41×
• Total profit: $272,216
• Equity at exit: $59,659

Cash invested: $193,200 (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 90001

• Active inventory: 52
• Price-to-rent: 19.5×

Monthly cashflow live

• Estimated rent: $8,842 high
• Mortgage (P&I): −$3,618
• Tax from tax record: −$385 /mo · $4,621/yr
• Insurance: −$288
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,857
• Net cashflow: $2,694

Break-even live

Break-even rent $5,432

Max offer price $690,000

Occupancy floor 65%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	3	$8,841
Total (3 units)			$8,842

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: $172,500
• Closing costs: $20,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1642 E Florence Ave Los Angeles, CA	2.0	1.0	550	$1,924	$3.50	24d	3	0.28mi
2226 Zoe Ave Unit B Huntington Park, CA	—	1.0	320	$1,680	$5.25	15d	1	0.95mi

Listing history 29 events

1. 2026-06-18
   days on market $690,000 Active 176 DOM
2. 2026-06-17
   days on market $690,000 Active 175 DOM
3. 2026-06-16
   days on market $690,000 Active 174 DOM
4. 2026-06-15
   days on market $690,000 Active 173 DOM
5. 2026-06-13
   days on market $690,000 Active 171 DOM
6. 2026-06-09
   days on market $690,000 Active 167 DOM
7. 2026-06-08
   days on market $690,000 Active 166 DOM
8. 2026-06-07
   days on market $690,000 Active 165 DOM
9. 2026-06-04
   days on market $690,000 Active 162 DOM
10. 2026-06-03
    days on market $690,000 Active 161 DOM
11. 2026-06-02
    days on market $690,000 Active 160 DOM
12. 2026-06-01
    days on market $690,000 Active 159 DOM
13. 2026-05-31
    days on market $690,000 Active 158 DOM
14. 2026-04-17
    status Active 511-char remark

    Show marketing remark (511 chars)

    SAVVY BUYERS WANTED ! * * * Permitted 3 Unit Property - Bungalow Style - Full of Character, with Storage area inside units. Gorgeous Entry ways , Laminated and Tile Flooring. Access and plenty of parking from Street and Alley. Well Maintained Units. Excellent Appeal . Great for Owner Occupied ( * live in one , rent out the other units ) -or- an excellent INVESTMENT Rental Property. Exceptional Value. Centrally Located, minutes to DownTown. Freeway close to 105fwy & 110fwy for easy commutes.

15. 2025-12-23
    listed $690,000 Active 511-char remark

    Show marketing remark (511 chars)

    SAVVY BUYERS WANTED ! * * * Permitted 3 Unit Property - Bungalow Style - Full of Character, with Storage area inside units. Gorgeous Entry ways , Laminated and Tile Flooring. Access and plenty of parking from Street and Alley. Well Maintained Units. Excellent Appeal . Great for Owner Occupied ( * live in one , rent out the other units ) -or- an excellent INVESTMENT Rental Property. Exceptional Value. Centrally Located, minutes to DownTown. Freeway close to 105fwy & 110fwy for easy commutes.

16. 2018-08-15
    status Pending Sale
17. 2018-05-31
    historical
18. 2018-05-01
    historical Active Under Contract
19. 2018-04-28
    historical
20. 2018-03-01
    listed $450,000 Active
21. 2018-03-01
    listed $450,000
22. 2018-02-28
    historical
23. 2018-02-28
    historical
24. 2018-02-27
    listed $450,000 Active
25. 2018-02-27
    listed $450,000
26. 2018-02-27
    historical
27. 2018-02-27
    historical
28. 2017-02-17
    listed $450,000 Active
29. 2017-02-17
    listed $450,000

ⓘ 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: $4,621 · $385/mo
• Projected year-2 tax: $5,244 · $437/mo
• Expected delta: +$623/yr (+$52/mo · 13.5%)

ⓘ 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 ≥90°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: $106,104
• − Mortgage interest: −$38,651
• − Property taxes: −$4,621
• − Insurance: −$3,450
• − Repairs & maintenance: −$8,488
• − Management: −$8,488
• − Depreciation: −$20,073
• Taxable income: $22,332
• Est. tax owed @ 24.0%: −$5,360
• After-tax cash flow: $26,970/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 — Florence-Graham

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Florence-Graham, CA
• County: Los Angeles County · 9,444,647 people
• City population: 56,189
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 56,189
• Household income: $60,767
• Rent vs Own: 66.4% rent · 33.6% own
• Severe rent burden: 2573.0

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 (91%)
• Race & ethnicity: Hispanic / Latino 91% Two or more races 29% Black 7% Native American 3%
• Hispanic origin (detail): Mexican 74%
• Foreign-born: 40% · Canada
• Languages at home: 16% English-only · Spanish 83%

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: ▼ -558.17%
• Current HPI: 447.307
• 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

+53.3% since first listed

16 events — show timeline

• 2026-04-17 Relisted — CRMLS
• 2025-12-23 Listed $690,000 CRMLS
• 2018-08-15 Pending — CRMLS
• 2018-05-31 Listing Removed — SDMLS
• 2018-05-01 Contingent — CRMLS
• 2018-04-28 Listing Removed — CRMLS
• 2018-03-01 Listed $450,000 SDMLS
• 2018-03-01 Listed $450,000 CRMLS
• 2018-02-28 Listing Removed — SDMLS
• 2018-02-28 Listing Removed — CRMLS
• 2018-02-27 Listing Removed — SDMLS
• 2018-02-27 Listing Removed — CRMLS
• 2018-02-27 Listed $450,000 SDMLS
• 2018-02-27 Listed $450,000 CRMLS
• 2017-02-17 Listed $450,000 CRMLS
• 2017-02-17 Listed $450,000 SDMLS

Property tax history

+2.1%/yr

Latest (2025): $4,621 · +4.0% YoY. Source: county tax records.