1680 S Tartar Ln #42 · Compton, CA 90221

$145,000

2 bd · 2.0 ba · 800 sqft · Manufactured public records · 232 Days on market

Built 1977 Good condition $181/sqft · 47% above area Est $98k · 47% over ↓ 3% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Schools +3.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover comfort and convenience in this charming home located in the heart of Compton. This well-maintained residence offers a spacious and inviting layout, perfect for both relaxing and entertaining. Step inside to find a bright living area filled with natural light, a thoughtfully designed kitchen with plenty of storage, and comfortable bedrooms to unwind at the end of the day. Outside, enjoy your own private outdoor space, ideal for gardening, hosting guests, or simply soaking in the Southern California sunshine. Located in a friendly community, this home offers easy access to schools, shopping, dining, and major freewaysmaking daily commutes a breeze. Whether you're a first-time buyer or looking to downsize, Space 42 is a wonderful place to call home.

Key facts

• Remodeled
• Major freeways
• Parking

Tags

• REMODELED
• MAJOR SHOPPING CENTERS
• MAJOR FREEWAYS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $145k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $925 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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: 38 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $4k 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 $41k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 232 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 232 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 1.55% ✓
• Cap rate: 13.95%
• Cash-on-cash: 27.34%
• DSCR: 2.22
• GRM: 5.4

CMA / ARV

• ARV (median comp): $98,470
• List price: $145,000
• Delta: 47.25%
• Verdict: OVERPRICED
• Comps: 5 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6665 Long Beach Blvd Spc D3	0.55mi	3/1.0 (+1)	832 (+4%)	15mo	$110,000	$132	46

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: 21.3%
• Equity multiple: 1.87×
• Total profit: $35,363
• Equity at exit: $21,620

10-year hold

• IRR: 29.4%
• Equity multiple: 3.62×
• Total profit: $106,427
• Equity at exit: $12,537

Cash invested: $40,600 (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: 38
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,252 high
• Mortgage (P&I): −$760
• Tax from tax record: −$33 /mo · $402/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $925

Break-even live

Break-even rent $1,081

Max offer price $145,000

Occupancy floor 54%

Sensitivity live

Price	-10% $1,007	-5% $966	+0% $925	+5% $884	+10% $843
Rent	-10% $747	-5% $836	+0% $925	+5% $1,014	+10% $1,103
Rate	-1.0pp $998	-0.5pp $962	base $925	+0.5pp $887	+1.0pp $849

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6843 Delta Ave Long Beach, CA	2.0	1.0	600	$2,600	$4.33	45d	1	0.27mi
6624 Delta Ave Long Beach, CA	1.0	1.0	600	$1,595	$2.66	26d	1	0.42mi
1119 S Chester Ave Unit 1119 Compton, CA	1.0	1.0	650	$1,695	$2.61	8d	1	0.49mi
169 E 68th Way Unit 1 Long Beach, CA	2.0	1.0	610	$2,400	$3.93	26d	1	0.68mi
171 1/2 E 68th Way Long Beach, CA	2.0	1.0	610	$2,400	$3.93	26d	1	0.69mi
713 E Cocoa St Unit 713 Compton, CA	2.0	1.0	825	$2,200	$2.67	26d	1	0.76mi
713 E Cocoa St Unit 713 Compton, CA	2.0	1.0	825	$2,200	$2.67	22d	1	0.76mi
713 E Cocoa St Unit 713 Compton, CA	2.0	1.0	825	$2,200	$2.67	45d	1	0.76mi
10 W Trafford St Long Beach, CA	1.0	1.0	800	$1,800	$2.25	45d	1	1.00mi
519 S Tamarind Ave Unit 519 Compton, CA	2.0	1.0	850	$2,575	$3.03	26d	1	1.01mi
1310 S Atlantic Dr Unit A Compton, CA	3.0	1.0	869	$3,200	$3.68	0d	1	1.25mi
409 S Harris Ave Unit 409 Compton, CA	3.0	1.0	920	$2,495	$2.71	45d	1	1.27mi
15327 S Butler Ave Compton, CA	2.0	1.0	716	$2,875	$4.02	3d	1	1.34mi
435 W Almond St Unit 3/4 Compton, CA	2.0	1.0	864	$2,800	$3.24	45d	1	1.44mi
422 W Palm St Compton, CA	2.0	1.0	675	$2,100	$3.11	45d	1	1.45mi
422 W Palm St Unit 422 1/2C Compton, CA	2.0	1.0	550	$1,995	$3.63	19d	1	1.45mi
422 W Palm St Unit 424 1/2D Compton, CA	2.0	1.0	675	$2,050	$3.04	45d	1	1.45mi
311 N Locust Ave Compton, CA	2.0	2.0	898	$2,000	$2.23	14d	1	1.49mi

Listing history 24 events

1. 2026-06-21
   days on market $145,000 Active 232 DOM
2. 2026-06-18
   days on market $145,000 Active 229 DOM
3. 2026-06-17
   days on market $145,000 Active 228 DOM
4. 2026-06-16
   days on market $145,000 Active 227 DOM
5. 2026-06-15
   days on market $145,000 Active 226 DOM
6. 2026-06-13
   days on market $145,000 Active 223 DOM
7. 2026-06-09
   days on market $145,000 Active 220 DOM
8. 2026-06-08
   days on market $145,000 Active 219 DOM
9. 2026-06-07
   days on market $145,000 Active 218 DOM
10. 2026-06-04
    days on market $145,000 Active 215 DOM
11. 2026-06-03
    days on market $145,000 Active 214 DOM
12. 2026-06-02
    days on market $145,000 Active 213 DOM
13. 2026-06-01
    days on market $145,000 Active 212 DOM
14. 2026-05-31
    days on market $145,000 Active 211 DOM
15. 2026-05-02
    status Active 766-char remark

    Show marketing remark (766 chars)

    Discover comfort and convenience in this charming home located in the heart of Compton. This well-maintained residence offers a spacious and inviting layout, perfect for both relaxing and entertaining. Step inside to find a bright living area filled with natural light, a thoughtfully designed kitchen with plenty of storage, and comfortable bedrooms to unwind at the end of the day. Outside, enjoy your own private outdoor space, ideal for gardening, hosting guests, or simply soaking in the Southern California sunshine. Located in a friendly community, this home offers easy access to schools, shopping, dining, and major freewaysmaking daily commutes a breeze. Whether you're a first-time buyer or looking to downsize, Space 42 is a wonderful place to call home.

16. 2026-04-09
    price $145,000 766-char remark

    Show marketing remark (766 chars)

    Discover comfort and convenience in this charming home located in the heart of Compton. This well-maintained residence offers a spacious and inviting layout, perfect for both relaxing and entertaining. Step inside to find a bright living area filled with natural light, a thoughtfully designed kitchen with plenty of storage, and comfortable bedrooms to unwind at the end of the day. Outside, enjoy your own private outdoor space, ideal for gardening, hosting guests, or simply soaking in the Southern California sunshine. Located in a friendly community, this home offers easy access to schools, shopping, dining, and major freewaysmaking daily commutes a breeze. Whether you're a first-time buyer or looking to downsize, Space 42 is a wonderful place to call home.

17. 2026-02-19
    status Active 766-char remark

    Show marketing remark (766 chars)

    Discover comfort and convenience in this charming home located in the heart of Compton. This well-maintained residence offers a spacious and inviting layout, perfect for both relaxing and entertaining. Step inside to find a bright living area filled with natural light, a thoughtfully designed kitchen with plenty of storage, and comfortable bedrooms to unwind at the end of the day. Outside, enjoy your own private outdoor space, ideal for gardening, hosting guests, or simply soaking in the Southern California sunshine. Located in a friendly community, this home offers easy access to schools, shopping, dining, and major freewaysmaking daily commutes a breeze. Whether you're a first-time buyer or looking to downsize, Space 42 is a wonderful place to call home.

18. 2025-11-23
    status Pending 766-char remark

    Show marketing remark (766 chars)

    Discover comfort and convenience in this charming home located in the heart of Compton. This well-maintained residence offers a spacious and inviting layout, perfect for both relaxing and entertaining. Step inside to find a bright living area filled with natural light, a thoughtfully designed kitchen with plenty of storage, and comfortable bedrooms to unwind at the end of the day. Outside, enjoy your own private outdoor space, ideal for gardening, hosting guests, or simply soaking in the Southern California sunshine. Located in a friendly community, this home offers easy access to schools, shopping, dining, and major freewaysmaking daily commutes a breeze. Whether you're a first-time buyer or looking to downsize, Space 42 is a wonderful place to call home.

19. 2025-10-05
    status Active 766-char remark

    Show marketing remark (766 chars)

    Discover comfort and convenience in this charming home located in the heart of Compton. This well-maintained residence offers a spacious and inviting layout, perfect for both relaxing and entertaining. Step inside to find a bright living area filled with natural light, a thoughtfully designed kitchen with plenty of storage, and comfortable bedrooms to unwind at the end of the day. Outside, enjoy your own private outdoor space, ideal for gardening, hosting guests, or simply soaking in the Southern California sunshine. Located in a friendly community, this home offers easy access to schools, shopping, dining, and major freewaysmaking daily commutes a breeze. Whether you're a first-time buyer or looking to downsize, Space 42 is a wonderful place to call home.

20. 2025-10-02
    historical Backup Offers Accepted 766-char remark

    Show marketing remark (766 chars)

    Discover comfort and convenience in this charming home located in the heart of Compton. This well-maintained residence offers a spacious and inviting layout, perfect for both relaxing and entertaining. Step inside to find a bright living area filled with natural light, a thoughtfully designed kitchen with plenty of storage, and comfortable bedrooms to unwind at the end of the day. Outside, enjoy your own private outdoor space, ideal for gardening, hosting guests, or simply soaking in the Southern California sunshine. Located in a friendly community, this home offers easy access to schools, shopping, dining, and major freewaysmaking daily commutes a breeze. Whether you're a first-time buyer or looking to downsize, Space 42 is a wonderful place to call home.

21. 2025-08-03
    listed $150,000 Active 766-char remark

    Show marketing remark (766 chars)

    Discover comfort and convenience in this charming home located in the heart of Compton. This well-maintained residence offers a spacious and inviting layout, perfect for both relaxing and entertaining. Step inside to find a bright living area filled with natural light, a thoughtfully designed kitchen with plenty of storage, and comfortable bedrooms to unwind at the end of the day. Outside, enjoy your own private outdoor space, ideal for gardening, hosting guests, or simply soaking in the Southern California sunshine. Located in a friendly community, this home offers easy access to schools, shopping, dining, and major freewaysmaking daily commutes a breeze. Whether you're a first-time buyer or looking to downsize, Space 42 is a wonderful place to call home.

22. 2024-08-17
    price
23. 2024-07-09
    price
24. 2024-07-02
    listed Active

ⓘ 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: $402 · $33/mo
• Projected year-2 tax: $1,102 · $92/mo
• Expected delta: +$700/yr (+$58/mo · 174.2%)

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

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (shaded) · 5% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥90°F today · 19 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: $27,028
• − Mortgage interest: −$8,122
• − Property taxes: −$402
• − Insurance: −$725
• − Repairs & maintenance: −$2,162
• − Management: −$2,162
• − Depreciation: −$4,218
• Taxable income: $9,236
• Est. tax owed @ 24.0%: −$2,217
• After-tax cash flow: $8,884/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained mobile home in Compton offers a good condition with potential for cosmetic upgrades to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace window treatments — Improves aesthetics and energy efficiency
• Both Upgrade flooring — Enhances value and comfort
• Both Update kitchen appliances — Modernizes and increases value
• Both Update bathrooms — Modernizes and increases value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace window treatments — Improves aesthetics and energy efficiency ↑
• Both Upgrade flooring — Enhances value and comfort ↑
• Both Update kitchen appliances — Modernizes and increases value ↑
• Both Update bathrooms — Modernizes and increases 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

-3.3% since first listed

10 events — show timeline

• 2026-05-02 Relisted — TheMLS
• 2026-04-09 Price Changed $145,000 TheMLS
• 2026-02-19 Relisted — TheMLS
• 2025-11-23 Pending — TheMLS
• 2025-10-05 Relisted — TheMLS
• 2025-10-02 Contingent — TheMLS
• 2025-08-03 Listed $150,000 TheMLS
• 2024-08-17 Price Changed — TheMLS
• 2024-07-09 Price Changed — TheMLS
• 2024-07-02 Listed — TheMLS

Property tax history

+2.8%/yr

Latest (2025): $402 · +2.8% YoY. Source: county tax records.