9544 Compton · Los Angeles, CA 90002

$849,000

4 bd · 4.0 ba · 2,804 sqft · MultiFamily public records · 84 Days on market

Built 1951 3,465 sqft lot $303/sqft · 6% above area Est $803k · 6% over

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Why this score? — see what drove the D- 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 +14.8/30.0
• ARV discount +4.9/15.0
• DSCR +4.5/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• 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 (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Great four-unit investment opportunity, including two bedrooms, one bathroom each and with their own electric and gas meter per unit, please call Agent for more information.

Key facts

• 3,465 sq ft lot
• Built 1951
• Listed 84 days

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/?-bath units multifamily listed at $849k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive. Per door: $78/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $686k (19.2% below list).
• Recommended offer: $686k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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-, crime F, 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: Judith F. Baca Arts Academy (524 students, 98% FRL); Charles Drew Middle (681 students, 99% FRL); Valley Academy of Arts And Sciences (math 22% / reading 52%, grade F, #578 of 1,170 statewide, top 51%, 868 students, 64% FRL) — zoned schools average 87% FRL vs 67% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 73 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $6,862/mo this rent would consume 140% of the median local household income ($59k/yr) (locally 2997% 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 $25k 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 84 days — a 6% lower offer ($798k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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 $240k; list at $849k implies a 254% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $686,200 (19.2% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 19% 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 1951 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 0.81% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.19%
• DSCR: 1.05
• GRM: 10.3

CMA / ARV

• ARV (median comp): $802,752
• List price: $849,000
• Delta: 5.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.5%
• Equity multiple: 0.48×
• Total profit: $-122,924
• Equity at exit: $126,589

10-year hold

• IRR: -5.8%
• Equity multiple: 0.63×
• Total profit: $-89,050
• Equity at exit: $73,406

Cash invested: $237,720 (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 90002

• Active inventory: 73
• Price-to-rent: 30.9×

Monthly cashflow live

• Estimated rent: $6,862 high
• Mortgage (P&I): −$4,452
• Tax from tax record: −$380 /mo · $4,560/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,441
• Net cashflow: $235

Break-even live

Break-even rent $6,565

Max offer price $849,000

Occupancy floor 92%

Sensitivity live

Price	-10% $716	-5% $475	+0% $235	+5% $-5	+10% $-246
Rent	-10% $-307	-5% $-36	+0% $235	+5% $506	+10% $777
Rate	-1.0pp $663	-0.5pp $451	base $235	+0.5pp $15	+1.0pp $-209

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	—	$6,861
Total (3 units)			$6,862

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: $212,250
• Closing costs: $25,470
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8624 Graham Ave Unit B Los Angeles, CA	4.0	3.0	2000	$4,500	$2.25	26d	1	0.73mi
8624 Graham Ave Los Angeles, CA	4.0	3.0	2000	$4,500	$2.25	45d	1	0.73mi
801 E 84th Pl Unit 1/2 Los Angeles, CA	5.0	4.5	2056	$4,125	$2.01	45d	1	1.23mi
10605 Avalon Blvd Los Angeles, CA	5.0	3.0	2378	$4,300	$1.81	45d	1	1.28mi
443 E 84th St Unit 443 Los Angeles, CA	5.0	2.5	2250	$4,000	$1.78	45d	1	1.50mi

Listing history 30 events

1. 2026-06-21
   days on market $849,000 Active 84 DOM
2. 2026-06-18
   days on market $849,000 Active 81 DOM
3. 2026-06-17
   days on market $849,000 Active 80 DOM
4. 2026-06-16
   days on market $849,000 Active 79 DOM
5. 2026-06-15
   days on market $849,000 Active 78 DOM
6. 2026-06-13
   days on market $849,000 Active 76 DOM
7. 2026-06-09
   days on market $849,000 Active 72 DOM
8. 2026-06-08
   days on market $849,000 Active 71 DOM
9. 2026-06-07
   days on market $849,000 Active 70 DOM
10. 2026-06-04
    days on market $849,000 Active 67 DOM
11. 2026-06-03
    days on market $849,000 Active 66 DOM
12. 2026-06-02
    days on market $849,000 Active 65 DOM
13. 2026-06-01
    days on market $849,000 Active 64 DOM
14. 2026-05-31
    days on market $849,000 Active 63 DOM
15. 2026-03-29
    listed $849,000 Active 173-char remark

    Show marketing remark (173 chars)

    Great four-unit investment opportunity, including two bedrooms, one bathroom each and with their own electric and gas meter per unit, please call Agent for more information.

16. 2012-03-04
    soldstatus $240,000 Closed 104-char remark

    Show marketing remark (104 chars)

    Great Potential in this 4 plex, there are 2 unit with 2+1 and 2 units with 3+1. Buyer to verify permits.

17. 2012-02-20
    status Pending 104-char remark

    Show marketing remark (104 chars)

    Great Potential in this 4 plex, there are 2 unit with 2+1 and 2 units with 3+1. Buyer to verify permits.

18. 2012-02-06
    listed $244,900 Active 104-char remark

    Show marketing remark (104 chars)

    Great Potential in this 4 plex, there are 2 unit with 2+1 and 2 units with 3+1. Buyer to verify permits.

19. 2011-06-14
    historical Hold
20. 2011-05-11
    price $270,000 Active
21. 2011-05-11
    status Active
22. 2011-04-26
    historical Hold
23. 2011-04-15
    listed $210,000 Active
24. 2006-10-12
    soldstatus $545,000
25. 2006-09-24
    soldstatus $545,000
26. 2006-03-13
    listed $559,000
27. 1994-06-28
    soldstatus $170,500
28. 1990-04-05
    soldstatus $260,000
29. 1990-04-05
    soldstatus $260,000
30. 1988-09-23
    soldstatus $75,000

ⓘ 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: $4,560 · $380/mo
• Projected year-2 tax: $6,452 · $538/mo
• Expected delta: +$1,892/yr (+$158/mo · 41.5%)

ⓘ 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 5/10 Major 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: $82,344
• − Mortgage interest: −$47,557
• − Property taxes: −$4,560
• − Insurance: −$4,245
• − Repairs & maintenance: −$6,588
• − Management: −$6,588
• − Depreciation: −$24,698
• Taxable loss: −$11,892
• Est. tax savings @ 24.0%: +$2,854
• After-tax cash flow: $5,674/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): 52,122
• Household income: $59,021
• Rent vs Own: 60.8% rent · 39.2% own
• Severe rent burden: 2997.0

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 (82%)
• Race & ethnicity: Hispanic / Latino 82% Two or more races 23% Black 15% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 61%
• Foreign-born: 36% · Canada
• Languages at home: 25% English-only · Spanish 74%

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: ▼ -698.86%
• Current HPI: 478.4773
• 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

+1032.0% since first listed

16 events — show timeline

• 2026-03-29 Listed $849,000 CRMLS
• 2012-03-04 Sold (MLS) $240,000 CRMLS
• 2012-02-20 Pending — CRMLS
• 2012-02-06 Listed $244,900 CRMLS
• 2011-06-14 Delisted — CRMLS
• 2011-05-11 Relisted — CRMLS
• 2011-05-11 Price Changed $270,000 CRMLS
• 2011-04-26 Delisted — CRMLS
• 2011-04-15 Listed $210,000 CRMLS
• 2006-10-12 Sold (Public Records) $545,000 Public Records
• 2006-09-24 Sold (MLS) $545,000 CRMLS
• 2006-03-13 Listed $559,000 CRMLS
• 1994-06-28 Sold (Public Records) $170,500 Public Records
• 1990-04-05 Sold (Public Records) $260,000 Public Records
• 1990-04-05 Sold (Public Records) $260,000 Public Records
• 1988-09-23 Sold (Public Records) $75,000 Public Records

Property tax history

-2.7%/yr

Latest (2025): $4,560 · +2.5% YoY. Source: county tax records.