2601 E Victoria St #99 · Compton, CA 90220

$230,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 25 Days on market

Built 1978 Est $240k · 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 +24.5/30.0
• ARV discount +9.5/15.0
• DSCR +7.9/10.0
• 1% rule +6.4/10.0
• 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

Listing remarks

Welcome home to this 2 bedroom, 2 bath manufactured residence offering 1440 Sq ft of comfortable living space in a well maintained All-ages gated community. The inviting layout features a generous living and dining area, a family room, and a dedicated laundry room. Also, a large covered porch/deck Perfect for morning coffee or evening relaxation. The driveway provides ample parking and while the home is ready for your personal touches and modern updates, it presents outstanding potential for a stylish refresh. Enjoy resort style amenities including a sparkling swimming pool and spa, tennis court, community clubhouse ideal for gatherings and events, a library and a market. Pet friendly, and

Key facts

• Covered porch
• Tennis court
• Laundry room

Tags

• COVERED PORCH
• LAUNDRY ROOM
• SWIMMING POOL
• COMMUNITY CLUBHOUSE
• TENNIS COURT
• PET FRIENDLY

Property features AI

Finance

• Other: Association pool (community pool); Onsite directions: off Wilmington and Victoria, minutes from Cal State Dominguez Hills
• Financial info: Monthly land lease amount; Lease details managed by park (Mertz Del Amo Estates)
• HOA & community: Community amenities: clubhouse, banquet facilities, fitness center, spa, tennis courts, pool, guest parking, onsite property management; Association allows pets (subject to rules); Community of 513 units; Manager approval required for residency

Exterior

• Parking: Carport attached; 2 total parking spaces (2 covered)
• Security: Gated community with 24-hour guard
• Utilities: Lease land (land lease applies)
• Home design: Residential mobile home; Triple-wide mobile home; Faces west; Located in city
• Construction: Requires cosmetic repairs
• Exterior features: Open patio; Porch; Shed; Community pool

Interior

• Kitchen: Breakfast counter/bar; Formal dining area
• Bedrooms: Den(s) (additional rooms listed as den)
• Flooring: Carpeted floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat; Air conditioning (central)
• Interior features: Ground-level entry with steps; Sliding glass doors
• Laundry & utility: Laundry area; Washer; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $230k.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $227k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 38% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 25 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y 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 $38k; list at $230k implies a 505% gain — meaningful room to come down on a strong offer.

Recommended offer $226,550 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.14% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.82%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $240,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2601 E Victoria St #291	0.00mi	2/2.0	1,440 (0%)	5mo	$250,000	$174	96
2601 E Victoria St #430	0.00mi	2/2.0	1,440 (0%)	10mo	$290,000	$201	92
2601 Victoria St E #288	0.00mi	3/2.0 (+1)	1,440 (0%)	7mo	$240,000	$167	89
2601 E Victoria #404	0.00mi	3/2.0 (+1)	1,404 (-2%)	2mo	$250,000	$178	89
2601 E Victoria St #74	0.00mi	3/2.0 (+1)	1,440 (0%)	8mo	$215,000	$149	88
2601 E Victoria #211	0.00mi	2/2.0	1,344 (-7%)	1mo	$250,000	$186	88
2601 E Victoria St #439	0.00mi	2/2.0	1,536 (+7%)	6mo	$255,000	$166	84
2601 E Victoria St #173	0.00mi	3/3.0 (+1)	1,440 (0%)	9mo	$235,000	$163	84
2601 E Victoria St #106	0.09mi	3/2.0 (+1)	1,512 (+5%)	16mo	$339,900	$225	69
2601 E Victoria St #47	0.00mi	2/2.0	1,248 (-13%)	13mo	$185,000	$148	67
2601 E Victoria #83	0.09mi	2/2.0	1,600 (+11%)	16mo	$195,000	$122	64
19009 S Laurel Park Rd #106	0.56mi	3/2.0 (+1)	1,344 (-7%)	15mo	$200,000	$149	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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-7,091
• Equity at exit: $34,294

10-year hold

• IRR: 6.8%
• Equity multiple: 1.51×
• Total profit: $32,795
• Equity at exit: $19,886

Cash invested: $64,400 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,611 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $473

Break-even live

Break-even rent $2,012

Max offer price $230,000

Occupancy floor 77%

Sensitivity live

Price	-10% $632	-5% $553	+0% $473	+5% $394	+10% $314
Rent	-10% $267	-5% $370	+0% $473	+5% $576	+10% $679
Rate	-1.0pp $589	-0.5pp $532	base $473	+0.5pp $414	+1.0pp $353

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 E Raymond St Compton, CA	3.0	1.5	1569	$3,600	$2.29	25d	1	1.48mi

Listing history 32 events

1. 2026-06-18
   days on market $230,000 Active 25 DOM
2. 2026-06-17
   days on market $230,000 Active 24 DOM
3. 2026-06-16
   days on market $230,000 Active 23 DOM
4. 2026-06-15
   days on market $230,000 Active 22 DOM
5. 2026-06-13
   days on market $230,000 Active 19 DOM
6. 2026-06-09
   days on market $230,000 Active 16 DOM
7. 2026-06-08
   days on market $230,000 Active 15 DOM
8. 2026-06-07
   days on market $230,000 Active 14 DOM
9. 2026-06-04
   days on market $230,000 Active 11 DOM
10. 2026-06-03
    days on market $230,000 Active 10 DOM
11. 2026-06-02
    days on market $230,000 Active 9 DOM
12. 2026-06-01
    days on market $230,000 Active 8 DOM
13. 2026-05-31
    days on market $230,000 Active 7 DOM
14. 2026-05-23
    listed $230,000 Active
15. 2025-12-08
    status Pending
16. 2025-11-05
    listed Active
17. 2016-02-05
    price $2,850,000
18. 2009-09-22
    historical
19. 2009-04-23
    listed $67,000
20. 2004-07-08
    soldstatus $38,000
21. 2003-09-10
    listed $38,000
22. 2002-03-05
    price $35,000
23. 2002-03-05
    price $35,000
24. 2002-03-05
    price $35,000
25. 2002-03-05
    price $35,000
26. 2002-03-04
    price $2,850,000
27. 2002-03-04
    price $2,850,000
28. 2002-03-04
    price $2,850,000
29. 2002-03-04
    historical
30. 2002-03-04
    historical
31. 2001-11-04
    listed $35,000
32. 2001-11-01
    listed $35,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 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: $31,332
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,507
• − Management: −$2,507
• − Depreciation: −$6,691
• Taxable income: $2,144
• Est. tax owed @ 24.0%: −$515
• After-tax cash flow: $5,164/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

• 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

+557.1% since first listed

19 events — show timeline

• 2026-05-23 Listed $230,000 TheMLS
• 2025-12-08 Pending — TheMLS
• 2025-11-05 Listed — TheMLS
• 2016-02-05 Price Changed $2,850,000 CRMLS
• 2009-09-22 Listing Removed — CRMLS
• 2009-04-23 Listed $67,000 CRMLS
• 2004-07-08 Sold (MLS) $38,000 CRMLS
• 2003-09-10 Listed $38,000 CRMLS
• 2002-03-05 Price Changed $35,000 CRMLS
• 2002-03-05 Price Changed $35,000 CRMLS
• 2002-03-05 Price Changed $35,000 CRMLS
• 2002-03-05 Price Changed $35,000 CRMLS
• 2002-03-04 Listing Removed — CRMLS
• 2002-03-04 Listing Removed — CRMLS
• 2002-03-04 Price Changed $2,850,000 CRMLS
• 2002-03-04 Price Changed $2,850,000 CRMLS
• 2002-03-04 Price Changed $2,850,000 CRMLS
• 2001-11-04 Listed $35,000 CRMLS
• 2001-11-01 Listed $35,000 CRMLS

Property tax history

+7.6%/yr

Latest (2025): $335 · +7.6% YoY. Source: county tax records.