313 W Magnolia · Compton, CA 90220

$849,000

8 bd · 4.0 ba · 3,282 sqft · MultiFamily public records · 112 Days on market

Built 1945 5,993 sqft lot $259/sqft · at area comps Est $852k · at est.

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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 +24.3/30.0
• DSCR +7.8/10.0
• ARV discount +7.7/15.0
• 1% rule +5.7/10.0
• 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 (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Fully occupied 4-unit investment opportunity in the heart of Compton. This income-producing quadplex features four spacious units, each with 2 bedrooms, 1 bathroom, and functional layouts. The building and grounds were updated within the last year with new exterior paint, refreshed landscaping, and a privacy fence with a motorized gate that provides access to the covered & uncovered parking spaces at the back. The property also includes 5 newly installed exterior security cameras. Conveniently located near the 110, 710, 91, and 105 freeways and close to shopping, dining, and everyday amenities. Just minutes from Compton City Hall and the new $225MM Compton High School High Tech Rebuild, this property offers strong rental potential and long term upside for investors.

Key facts

• Quadplex
• New exterior paint
• Motorized gate

Tags

• QUADPLEX
• NEW EXTERIOR PAINT
• REFRESHED LANDSCAPING
• PRIVACY FENCE
• MOTORIZED GATE
• EXTERIOR SECURITY CAMERAS

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $849k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive. Per door: $428/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $849k).
• Recommended offer: $773k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 $9,084/mo this rent would consume 132% 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 $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 112 days — a 9% lower offer ($773k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 30y 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 $340k; list at $849k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $772,590 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% 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 1945 — 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: 1.07% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.63%
• DSCR: 1.38
• GRM: 7.8

CMA / ARV

• ARV (median comp): $852,482
• List price: $849,000
• Delta: -0.41%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
336 W Magnolia St	0.05mi	8/4.0	3,225 (-2%)	10mo	$930,000	$288	86
319 W Almond	0.19mi	7/6.0 (-1)	3,300 (+0%)	1mo	$859,000	$260	76
310 W Magnolia St	0.03mi	8/6.0	2,834 (-14%)	12mo	$1,080,000	$381	58

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-28,757
• Equity at exit: $126,589

10-year hold

• IRR: 6.5%
• Equity multiple: 1.48×
• Total profit: $114,775
• Equity at exit: $73,406

Cash invested: $237,720 (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 90220

• Active inventory: 71
• Price-to-rent: 31.2×

Monthly cashflow live

• Estimated rent: $9,084 high
• Mortgage (P&I): −$4,452
• Tax from tax record: −$660 /mo · $7,921/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,908
• Net cashflow: $1,710

Break-even live

Break-even rent $6,919

Max offer price $849,000

Occupancy floor 76%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$9,084
Total (4 units)			$9,084

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: —

Listing history 43 events

1. 2026-06-18
   days on market $849,000 Active 112 DOM
2. 2026-06-17
   days on market $849,000 Active 111 DOM
3. 2026-06-16
   days on market $849,000 Active 110 DOM
4. 2026-06-15
   days on market $849,000 Active 109 DOM
5. 2026-06-13
   days on market $849,000 Active 106 DOM
6. 2026-06-09
   days on market $849,000 Active 103 DOM
7. 2026-06-08
   days on market $849,000 Active 102 DOM
8. 2026-06-07
   days on market $849,000 Active 101 DOM
9. 2026-06-04
   days on market $849,000 Active 98 DOM
10. 2026-06-03
    days on market $849,000 Active 97 DOM
11. 2026-06-02
    days on market $849,000 Active 96 DOM
12. 2026-06-01
    days on market $849,000 Active 95 DOM
13. 2026-05-31
    days on market $849,000 Active 94 DOM
14. 2026-02-26
    listed $849,000 Active 782-char remark

    Show marketing remark (789 chars)

    Fully occupied 4-unit investment opportunity in the heart of Compton. This income-producing quadplex features four spacious units, each with 2 bedrooms, 1 bathroom, and functional layouts. The building and grounds were updated within the last year with new exterior paint, refreshed landscaping, and a privacy fence with a motorized gate that provides access to the covered & uncovered parking spaces at the back. The property also includes 5 newly installed exterior security cameras. Conveniently located near the 110, 710, 91, and 105 freeways and close to shopping, dining, and everyday amenities. Just minutes from Compton City Hall and the new $225MM Compton High School High Tech Rebuild, this property offers strong rental potential and long term upside for investors. ------

15. 2026-02-26
    listed $849,000 Active 789-char remark

    Show marketing remark (789 chars)

    Fully occupied 4-unit investment opportunity in the heart of Compton. This income-producing quadplex features four spacious units, each with 2 bedrooms, 1 bathroom, and functional layouts. The building and grounds were updated within the last year with new exterior paint, refreshed landscaping, and a privacy fence with a motorized gate that provides access to the covered & uncovered parking spaces at the back. The property also includes 5 newly installed exterior security cameras. Conveniently located near the 110, 710, 91, and 105 freeways and close to shopping, dining, and everyday amenities. Just minutes from Compton City Hall and the new $225MM Compton High School High Tech Rebuild, this property offers strong rental potential and long term upside for investors. ------

16. 2024-12-31
    historical
17. 2024-11-07
    price $1,055,000
18. 2024-09-18
    listed $1,150,000 Active
19. 2008-12-15
    soldstatus $339,900
20. 2008-10-20
    historical
21. 2008-10-01
    listed $339,900
22. 2004-01-07
    soldstatus $390,000
23. 2003-12-08
    soldstatus $375,000
24. 2003-10-23
    listed $375,000
25. 2002-08-20
    soldstatus $275,000
26. 2002-07-15
    soldstatus $275,000
27. 2002-05-15
    listed $275,000
28. 2001-12-12
    historical
29. 2001-09-10
    listed
30. 2001-08-04
    historical
31. 2001-08-04
    historical
32. 2001-05-28
    historical
33. 2001-05-04
    listed
34. 2001-05-04
    listed $169,900
35. 2001-02-27
    listed $169,999
36. 1999-08-30
    soldstatus $174,000
37. 1999-08-27
    soldstatus $200,000
38. 1999-05-21
    listed $200,000
39. 1996-07-25
    soldstatus $220,000
40. 1996-06-21
    soldstatus $90,000
41. 1996-06-20
    soldstatus $95,000
42. 1996-04-26
    historical
43. 1996-03-19
    listed $130,000

ⓘ 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: $7,921 · $660/mo
• Projected year-2 tax: $7,921 · $660/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 3/10 Moderate FEMA zone X (shaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥89°F today · 22 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: $109,008
• − Mortgage interest: −$47,557
• − Property taxes: −$7,921
• − Insurance: −$4,245
• − Repairs & maintenance: −$8,721
• − Management: −$8,721
• − Depreciation: −$24,698
• Taxable income: $7,145
• Est. tax owed @ 24.0%: −$1,715
• After-tax cash flow: $18,808/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

+553.1% since first listed

30 events — show timeline

• 2026-02-26 Listed $849,000 CRMLS
• 2026-02-26 Listed $849,000 CRMLS
• 2024-12-31 Listing Removed — CRMLS
• 2024-11-07 Price Changed $1,055,000 CRMLS
• 2024-09-18 Listed $1,150,000 CRMLS
• 2008-12-15 Sold (MLS) $339,900 CRMLS
• 2008-10-20 Listing Removed — CRMLS
• 2008-10-01 Listed $339,900 CRMLS
• 2004-01-07 Sold (Public Records) $390,000 Public Records
• 2003-12-08 Sold (MLS) $375,000 CRMLS
• 2003-10-23 Listed $375,000 CRMLS
• 2002-08-20 Sold (Public Records) $275,000 Public Records
• 2002-07-15 Sold (MLS) $275,000 CRMLS
• 2002-05-15 Listed $275,000 CRMLS
• 2001-12-12 Delisted — TheMLS
• 2001-09-10 Listed — TheMLS
• 2001-08-04 Listing Removed — CRMLS
• 2001-08-04 Delisted — TheMLS
• 2001-05-28 Listing Removed — CRMLS
• 2001-05-04 Listed $169,900 CRMLS
• 2001-05-04 Listed — TheMLS
• 2001-02-27 Listed $169,999 CRMLS
• 1999-08-30 Sold (Public Records) $174,000 Public Records
• 1999-08-27 Sold (MLS) $200,000 CRMLS
• 1999-05-21 Listed $200,000 CRMLS
• 1996-07-25 Sold (Public Records) $220,000 Public Records
• 1996-06-21 Sold (MLS) $90,000 TheMLS
• 1996-06-20 Sold (Public Records) $95,000 Public Records
• 1996-04-26 Delisted — TheMLS
• 1996-03-19 Listed $130,000 TheMLS

Property tax history

+0.5%/yr

Latest (2025): $7,921 · +0.7% YoY. Source: county tax records.