411 N Chester · Compton, CA 90221

$1,549,000

10 bd · 8.0 ba · 5,909 sqft · MultiFamily public records · 163 Days on market

Built 1947 0.26 ac lot $262/sqft · 19% above area Est $1304k · 19% over

---

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 +20.4/30.0
• DSCR +6.5/10.0
• 1% rule +5.2/10.0
• Schools +3.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

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

8 unit apartment building offering investors the opportunity to acquire an asset with a strong tenant base in a strong rental market. The property was built in 1947 and features six -1 bedroom + 1 bathroom units and two -2 bedroom + 1 bathroom units, encompassing a gross rentable area of 5,909 SQ. Ft. The property is situated on an oversized lot and surrounded by single family homes. The courtyard style building features copper plumbing, on-site laundry room brings in additional income every single month of about $250!! TONS OF PARKING!! 8 covered carport parking spaces plus an additional 8 tandem spaces! 16 parking spaces, 2 per unit is a huge value add when renting. Hurry this property will not last long!

Key facts

• Copper plumbing
• On-site laundry room
• Oversized lot

Tags

• OVERSIZED LOT
• COURTYARD STYLE BUILDING
• COPPER PLUMBING
• ON-SITE LAUNDRY ROOM
• COVERED CARPORT PARKING
• TANDEM SPACES

What this means for you Summary

Snapshot

• This is a 10-bed/8.0-bath multifamily listed at $1.55M.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $1.55M).
• Recommended offer: $1.36M (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: 40 active listings in the ZIP; 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 $11k of loan paydown is wiped out by about $46k 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 163 days — a 12% lower offer ($1.36M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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 $985k; list at $1.55M implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,363,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 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 1947 — 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. 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?
8. 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.
9. 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.
10. 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: 1.02% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.58%
• DSCR: 1.25
• GRM: 8.2

CMA / ARV

• ARV (median comp): $1,303,529
• List price: $1,549,000
• Delta: 18.83%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.7%
• Equity multiple: 0.72×
• Total profit: $-122,554
• Equity at exit: $230,961

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $58,950
• Equity at exit: $133,929

Cash invested: $433,720 (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: 40
• Price-to-rent: 65.5×

Monthly cashflow live

• Estimated rent: $15,808 high
• Mortgage (P&I): −$8,123
• Tax from tax record: −$1,704 /mo · $20,454/yr
• Insurance: −$645
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,320
• Net cashflow: $2,015

Break-even live

Break-even rent $13,257

Max offer price $1,549,000

Occupancy floor 82%

Sensitivity live

Price	-10% $2,892	-5% $2,454	+0% $2,015	+5% $1,577	+10% $1,138
Rent	-10% $766	-5% $1,391	+0% $2,015	+5% $2,640	+10% $3,264
Rate	-1.0pp $2,795	-0.5pp $2,409	base $2,015	+0.5pp $1,614	+1.0pp $1,206

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

Units	Beds	Baths	Est. rent
▸ 6× units	1	1	$11,826
▸ 2× units	2	1	$3,980
Total (8 units)			$15,808

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: $387,250
• Closing costs: $46,470
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $1,549,000 Active 163 DOM
2. 2026-06-17
   days on market $1,549,000 Active 162 DOM
3. 2026-06-16
   days on market $1,549,000 Active 161 DOM
4. 2026-06-15
   days on market $1,549,000 Active 160 DOM
5. 2026-06-13
   days on market $1,549,000 Active 157 DOM
6. 2026-06-09
   days on market $1,549,000 Active 154 DOM
7. 2026-06-08
   days on market $1,549,000 Active 153 DOM
8. 2026-06-07
   days on market $1,549,000 Active 152 DOM
9. 2026-06-04
   days on market $1,549,000 Active 149 DOM
10. 2026-06-03
    days on market $1,549,000 Active 148 DOM
11. 2026-06-02
    days on market $1,549,000 Active 147 DOM
12. 2026-06-01
    days on market $1,549,000 Active 146 DOM
13. 2026-05-31
    days on market $1,549,000 Active 145 DOM
14. 2026-02-26
    price $1,549,000 716-char remark

    Show marketing remark (716 chars)

    8 unit apartment building offering investors the opportunity to acquire an asset with a strong tenant base in a strong rental market. The property was built in 1947 and features six -1 bedroom + 1 bathroom units and two -2 bedroom + 1 bathroom units, encompassing a gross rentable area of 5,909 SQ. Ft. The property is situated on an oversized lot and surrounded by single family homes. The courtyard style building features copper plumbing, on-site laundry room brings in additional income every single month of about $250!! TONS OF PARKING!! 8 covered carport parking spaces plus an additional 8 tandem spaces! 16 parking spaces, 2 per unit is a huge value add when renting. Hurry this property will not last long!

15. 2026-01-06
    listed $1,599,000 Active 716-char remark

    Show marketing remark (716 chars)

    8 unit apartment building offering investors the opportunity to acquire an asset with a strong tenant base in a strong rental market. The property was built in 1947 and features six -1 bedroom + 1 bathroom units and two -2 bedroom + 1 bathroom units, encompassing a gross rentable area of 5,909 SQ. Ft. The property is situated on an oversized lot and surrounded by single family homes. The courtyard style building features copper plumbing, on-site laundry room brings in additional income every single month of about $250!! TONS OF PARKING!! 8 covered carport parking spaces plus an additional 8 tandem spaces! 16 parking spaces, 2 per unit is a huge value add when renting. Hurry this property will not last long!

16. 2016-09-28
    soldstatus $985,000 Closed 851-char remark

    Show marketing remark (851 chars)

    8 unit apartment community located on a quiet, residential street in one of the best neighborhoods of Compton, offering investors the opportunity to acquire an impeccably maintained asset with a great tenant base in a strong, non-rent control market. The property was originally constructed in 1947 and features six (1 bedroom + 1 bathroom) units and two (2 bedroom + 1 bathroom) units, encompassing a gross rentable area of 5,909 square feet. The property is situated on an oversized lot and surrounded by single family homes. The courtyard style building features copper plumbing, on-site laundry, new exterior paint, a new garage roof, and 8 covered carport parking spaces plus an additional 8 tandem spaces. All units feature bright, open floor plans, carpet, ceramic tile & linoleum flooring, and some units feature newer bathroom cabinets.

17. 2016-09-28
    soldstatus $985,000

    Show marketing remark (851 chars)

    8 unit apartment community located on a quiet, residential street in one of the best neighborhoods of Compton, offering investors the opportunity to acquire an impeccably maintained asset with a great tenant base in a strong, non-rent control market. The property was originally constructed in 1947 and features six (1 bedroom + 1 bathroom) units and two (2 bedroom + 1 bathroom) units, encompassing a gross rentable area of 5,909 square feet. The property is situated on an oversized lot and surrounded by single family homes. The courtyard style building features copper plumbing, on-site laundry, new exterior paint, a new garage roof, and 8 covered carport parking spaces plus an additional 8 tandem spaces. All units feature bright, open floor plans, carpet, ceramic tile & linoleum flooring, and some units feature newer bathroom cabinets.

18. 2016-09-28
    soldstatus $985,000

    Show marketing remark (851 chars)

    8 unit apartment community located on a quiet, residential street in one of the best neighborhoods of Compton, offering investors the opportunity to acquire an impeccably maintained asset with a great tenant base in a strong, non-rent control market. The property was originally constructed in 1947 and features six (1 bedroom + 1 bathroom) units and two (2 bedroom + 1 bathroom) units, encompassing a gross rentable area of 5,909 square feet. The property is situated on an oversized lot and surrounded by single family homes. The courtyard style building features copper plumbing, on-site laundry, new exterior paint, a new garage roof, and 8 covered carport parking spaces plus an additional 8 tandem spaces. All units feature bright, open floor plans, carpet, ceramic tile & linoleum flooring, and some units feature newer bathroom cabinets.

19. 2016-07-09
    status Backup Offers Accepted 851-char remark

    Show marketing remark (851 chars)

    8 unit apartment community located on a quiet, residential street in one of the best neighborhoods of Compton, offering investors the opportunity to acquire an impeccably maintained asset with a great tenant base in a strong, non-rent control market. The property was originally constructed in 1947 and features six (1 bedroom + 1 bathroom) units and two (2 bedroom + 1 bathroom) units, encompassing a gross rentable area of 5,909 square feet. The property is situated on an oversized lot and surrounded by single family homes. The courtyard style building features copper plumbing, on-site laundry, new exterior paint, a new garage roof, and 8 covered carport parking spaces plus an additional 8 tandem spaces. All units feature bright, open floor plans, carpet, ceramic tile & linoleum flooring, and some units feature newer bathroom cabinets.

20. 2016-04-30
    listed $1,000,000 Active 851-char remark

    Show marketing remark (851 chars)

    8 unit apartment community located on a quiet, residential street in one of the best neighborhoods of Compton, offering investors the opportunity to acquire an impeccably maintained asset with a great tenant base in a strong, non-rent control market. The property was originally constructed in 1947 and features six (1 bedroom + 1 bathroom) units and two (2 bedroom + 1 bathroom) units, encompassing a gross rentable area of 5,909 square feet. The property is situated on an oversized lot and surrounded by single family homes. The courtyard style building features copper plumbing, on-site laundry, new exterior paint, a new garage roof, and 8 covered carport parking spaces plus an additional 8 tandem spaces. All units feature bright, open floor plans, carpet, ceramic tile & linoleum flooring, and some units feature newer bathroom cabinets.

21. 2016-04-29
    listed $1,000,000
22. 2002-06-01
    soldstatus $280,260
23. 2002-01-03
    listed $240,000
24. 1999-10-08
    soldstatus $325,000

ⓘ 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: $20,454 · $1,704/mo
• Projected year-2 tax: $20,454 · $1,704/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥90°F today · 20 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: $189,696
• − Mortgage interest: −$86,768
• − Property taxes: −$20,454
• − Insurance: −$7,745
• − Repairs & maintenance: −$15,176
• − Management: −$15,176
• − Depreciation: −$45,062
• Taxable loss: −$684
• Est. tax savings @ 24.0%: +$164
• After-tax cash flow: $24,348/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: 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

+376.6% since first listed

11 events — show timeline

• 2026-02-26 Price Changed $1,549,000 CRMLS
• 2026-01-06 Listed $1,599,000 CRMLS
• 2016-09-28 Sold (Public Records) $985,000 Public Records
• 2016-09-28 Sold (MLS) $985,000 SDMLS
• 2016-09-28 Sold (MLS) $985,000 TheMLS
• 2016-07-09 Pending — TheMLS
• 2016-04-30 Listed $1,000,000 TheMLS
• 2016-04-29 Listed $1,000,000 SDMLS
• 2002-06-01 Sold (MLS) $280,260 CRMLS
• 2002-01-03 Listed $240,000 CRMLS
• 1999-10-08 Sold (Public Records) $325,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $20,454 · +0.3% YoY. Source: county tax records.