2327 E Myrrh St · Compton, CA 90220

$2,638,888

17 bd · 10.0 ba · 7,160 sqft · MultiFamily public records · 72 Days on market

Built 1963 0.28 ac lot $369/sqft · 75% above area

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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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +3.2/10.0
• Livability +2.8/5.0
• 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 (5+ Unit). Listing-text estimate: 10 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

Rare 10-unit multifamily Opportunity Zone property in Compton, ideally positioned for investors seeking strong income, scale, and long-term upside. This well-located asset offers a compelling blend of current cash flow and value-add potential, with a mix of one-bedroom and two-bedroom units that appeal to steady workforce housing demand. The property is generating approximately $22,515 in monthly scheduled rent, supported by an attractive in-place revenue profile and projected year-1 NOI of about $176,233. With Opportunity Zone positioning, this offering presents a compelling chance to acquire a multifamily asset in a market where quality rental housing continues to see consistent demand. Bright, functional, and income-producing, 2327 E Myrrh St is the kind of investment that checks the boxes for both yield-focused buyers and long-term holders. A strong addition to any portfolio, this is a chance to secure a stabilized 10-unit property with room for future appreciation and strategic growth.

Key facts

• Value add potential
• Current cash flow
• 10 unit multifamily

Tags

• 10 UNIT MULTIFAMILY
• OPPORTUNITY ZONE PROPERTY
• CURRENT CASH FLOW
• VALUE ADD POTENTIAL
• MONTHLY SCHEDULED RENT
• IN PLACE REVENUE PROFILE

What this means for you Summary

Snapshot

• This is a 10 × 17-bed/10.0-bath units multifamily listed at $2.64M.

Deal economics

• At list price, monthly cash flow is $6k ($72k/yr) — positive. Per door: $597/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($31k rent vs $2.64M).
• Recommended offer: $2.48M (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: 71 active listings in the ZIP; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $31,262/mo this rent would consume 456% of the median local household income ($82k/yr) (locally 1473% 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 $18k of loan paydown is wiped out by about $79k 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 72 days — a 6% lower offer ($2.48M) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 16y 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

• 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 $2,480,554 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% 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 1963 — 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: 1.18% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.69%
• DSCR: 1.43
• GRM: 7.0

CMA / ARV

• ARV (median comp): $1,509,116
• List price: $2,638,888
• Delta: 74.86%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -1.7%
• Equity multiple: 0.94×
• Total profit: $-46,696
• Equity at exit: $393,467

10-year hold

• IRR: 8.0%
• Equity multiple: 1.61×
• Total profit: $451,977
• Equity at exit: $228,163

Cash invested: $738,889 (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 90220

• Active inventory: 71
• Price-to-rent: 70.3×

Monthly cashflow live

• Estimated rent: $31,262 medium
• Mortgage (P&I): −$13,839
• Tax from tax record: −$3,790 /mo · $45,483/yr
• Insurance: −$1,100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,565
• Net cashflow: $5,969

Break-even live

Break-even rent $23,707

Max offer price $2,638,888

Occupancy floor 76%

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

Units	Beds	Baths	Est. rent
▸ 10× units	17	10	$31,260
Total (10 units)			$31,262

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: $659,722
• Closing costs: $79,167
• Reserves months: —
• Total cash needed: —

Listing history 49 events

1. 2026-06-18
   days on market $2,638,888 Active 72 DOM
2. 2026-06-17
   days on market $2,638,888 Active 71 DOM
3. 2026-06-16
   days on market $2,638,888 Active 70 DOM
4. 2026-06-15
   days on market $2,638,888 Active 69 DOM
5. 2026-06-13
   days on market $2,638,888 Active 66 DOM
6. 2026-06-09
   days on market $2,638,888 Active 63 DOM
7. 2026-06-08
   days on market $2,638,888 Active 62 DOM
8. 2026-06-07
   days on market $2,638,888 Active 61 DOM
9. 2026-06-04
   days on market $2,638,888 Active 58 DOM
10. 2026-06-03
    days on market $2,638,888 Active 57 DOM
11. 2026-06-02
    days on market $2,638,888 Active 56 DOM
12. 2026-06-01
    days on market $2,638,888 Active 55 DOM
13. 2026-05-31
    days on market $2,638,888 Active 54 DOM
14. 2026-04-07
    listed $2,638,888 Active 1005-char remark

    Show marketing remark (1005 chars)

    Rare 10-unit multifamily Opportunity Zone property in Compton, ideally positioned for investors seeking strong income, scale, and long-term upside. This well-located asset offers a compelling blend of current cash flow and value-add potential, with a mix of one-bedroom and two-bedroom units that appeal to steady workforce housing demand. The property is generating approximately $22,515 in monthly scheduled rent, supported by an attractive in-place revenue profile and projected year-1 NOI of about $176,233. With Opportunity Zone positioning, this offering presents a compelling chance to acquire a multifamily asset in a market where quality rental housing continues to see consistent demand. Bright, functional, and income-producing, 2327 E Myrrh St is the kind of investment that checks the boxes for both yield-focused buyers and long-term holders. A strong addition to any portfolio, this is a chance to secure a stabilized 10-unit property with room for future appreciation and strategic growth.

15. 2023-02-07
    historical
16. 2022-11-23
    price $2,988,880
17. 2022-11-16
    price $2,988,888
18. 2022-11-10
    listed $3,088,888 Active
19. 2022-11-07
    historical
20. 2022-06-22
    price $980
21. 2022-06-07
    historical
22. 2022-05-02
    status Active
23. 2022-03-14
    historical
24. 2022-02-02
    status Active
25. 2021-12-14
    status Pending Sale
26. 2021-11-24
    price $3,088,888
27. 2021-10-25
    listed $2,888,888 Active
28. 2019-08-09
    soldstatus $2,450,000
29. 2019-08-09
    soldstatus $2,450,000 Closed Sale
30. 2019-08-09
    soldstatus $2,450,000
31. 2019-07-02
    price $2,639,999
32. 2019-05-23
    listed $2,639,999
33. 2019-05-23
    listed $2,849,999 Active
34. 2019-04-16
    historical
35. 2019-04-16
    historical
36. 2019-04-05
    price $3,199,000
37. 2019-03-20
    listed $3,299,000 Active
38. 2019-03-20
    listed $3,199,000
39. 2018-09-24
    soldstatus $1,850,000
40. 2018-09-24
    soldstatus $1,850,000 Closed Sale
41. 2018-07-20
    listed $1,800,000
42. 2018-07-20
    listed $1,800,000 Active
43. 2011-09-22
    soldstatus $750,000
44. 2011-09-15
    soldstatus $785,000 Closed
45. 2011-06-11
    status Pending
46. 2011-04-05
    listed $785,000 Active
47. 2011-03-23
    historical
48. 2010-12-10
    listed $850,000 Active
49. 1990-06-28
    soldstatus $445,000

ⓘ 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: $45,483 · $3,790/mo
• Projected year-2 tax: $45,483 · $3,790/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 · 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: $375,144
• − Mortgage interest: −$147,819
• − Property taxes: −$45,483
• − Insurance: −$13,194
• − Repairs & maintenance: −$30,012
• − Management: −$30,012
• − Depreciation: −$76,768
• Taxable income: $31,857
• Est. tax owed @ 24.0%: −$7,646
• After-tax cash flow: $63,977/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
• County: Los Angeles County · 9,444,647 people
• City population: 48,354
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 48,354
• Household income: $82,335
• Rent vs Own: 38.5% rent · 61.5% own
• Severe rent burden: 1473.0

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 (67%)
• Race & ethnicity: Hispanic / Latino 67% Black 28% Two or more races 22% Native American 2% White 1% Asian 1%
• Hispanic origin (detail): Mexican 58%
• Foreign-born: 28% · Canada, China
• Languages at home: 41% English-only · Spanish 57% Chinese 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: ▼ -567.45%
• Current HPI: 496.4369
• 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

+493.0% since first listed

36 events — show timeline

• 2026-04-07 Listed $2,638,888 CRMLS
• 2023-02-07 Listing Removed — CRMLS
• 2022-11-23 Price Changed $2,988,880 CRMLS
• 2022-11-16 Price Changed $2,988,888 CRMLS
• 2022-11-10 Listed $3,088,888 CRMLS
• 2022-11-07 Coming Soon — CRMLS
• 2022-06-22 Price Changed $980 RENT.
• 2022-06-07 Listing Removed — CRMLS
• 2022-05-02 Relisted — CRMLS
• 2022-03-14 Listing Removed — CRMLS
• 2022-02-02 Relisted — CRMLS
• 2021-12-14 Pending — CRMLS
• 2021-11-24 Price Changed $3,088,888 CRMLS
• 2021-10-25 Listed $2,888,888 CRMLS
• 2019-08-09 Sold (Public Records) $2,450,000 Public Records
• 2019-08-09 Sold (MLS) $2,450,000 CRMLS
• 2019-08-09 Sold (MLS) $2,450,000 SDMLS
• 2019-07-02 Price Changed $2,639,999 CRMLS
• 2019-05-23 Listed $2,849,999 CRMLS
• 2019-05-23 Listed $2,639,999 SDMLS
• 2019-04-16 Listing Removed — SDMLS
• 2019-04-16 Listing Removed — CRMLS
• 2019-04-05 Price Changed $3,199,000 CRMLS
• 2019-03-20 Listed $3,199,000 SDMLS
• 2019-03-20 Listed $3,299,000 CRMLS
• 2018-09-24 Sold (MLS) $1,850,000 CRMLS
• 2018-09-24 Sold (MLS) $1,850,000 SDMLS
• 2018-07-20 Listed $1,800,000 CRMLS
• 2018-07-20 Listed $1,800,000 SDMLS
• 2011-09-22 Sold (Public Records) $750,000 Public Records
• 2011-09-15 Sold (MLS) $785,000 CRMLS
• 2011-06-11 Pending — CRMLS
• 2011-04-05 Listed $785,000 CRMLS
• 2011-03-23 Listing Removed — CRMLS
• 2010-12-10 Listed $850,000 CRMLS
• 1990-06-28 Sold (Public Records) $445,000 Public Records

Property tax history

+10.0%/yr

Latest (2025): $45,483 · +0.2% YoY. Source: county tax records.