2601 E Victoria St #157 · Compton, CA 90220

$329,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 3 Days on market

Built 2004 Est $253k · 30% 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 +20.3/30.0
• DSCR +6.4/10.0
• 1% rule +4.1/10.0
• 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

Listing remarks

Well maintained, ready to move-in, custom built mobile home located in guard gated Del Amo Estates Family Park. This mobile home has an open concept floor plan with 3 spacious bedrooms. This property is quiet, peaceful and well maintained. The master bedroom with large bathtub, separate from other two bedrooms. The bright and functional Kitchen has updated appliances, breakfast bar, pantry, laundry, lots of counter space and tons of cabinetry. Also, this property has various skylights with new wood flooring, and water softener system. The community boasts a range of amenities, including a guarded entry, swimming pool, tennis court, and workout room. Greatly opportunity to own a mobile home

Key facts

• Updated appliances
• Breakfast bar
• 3 garage spots

Tags

• CUSTOM BUILT MOBILE HOME
• OPEN CONCEPT FLOOR PLAN
• BRIGHT AND FUNCTIONAL KITCHEN
• UPDATED APPLIANCES
• BREAKFAST BAR
• WATER SOFTENER SYSTEM

Property features AI

Finance

• Other: Rent includes gardener and trash
• Financial info: Land lease amount paid monthly
• HOA & community: Onsite property management; Pool, spa, and clubhouse; Tennis; Billiard room; Maintenance of grounds; Guarded community; Pet rules; Sewer included in association amenities; Street lighting; Manager approval required for residency; Land lease (monthly)

Exterior

• Parking: Attached garage; Carport; Three garage spaces and three carport spaces (six total parking spaces); Park name: Mertz Del Amo Estates
• Security: Gated with guard; Gated community
• Utilities: Public/District water; Public sewer (sewer connected); Standard electric
• Home design: Single-story (one level); Entry level: 1; Model: Bayshore; Mobile home remains (13' x 57'); Turnkey condition
• Construction: Raised foundation
• Exterior features: Covered patio; Deck; In-ground association pool; Association spa; Storage building; Garden and backyard; Fenced (average condition)

Interior

• Kitchen: Water softener; Gas range; Gas oven; Dishwasher; Quartz counters
• Bedrooms: Main floor primary bedroom; Main floor bedroom
• Flooring: Wood flooring
• Bathrooms: Two full bathrooms; Showers and shower-in-tub
• Heating & cooling: Central furnace heating; Central cooling
• Interior features: Quartz counters; Ceiling fan; Recessed lighting; Open floor plan; Storage space; Drapes/curtains; Carbon monoxide and smoke detectors; Located in a gated community with guard
• Laundry & utility: Laundry inside; Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $329k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $299k (9.1% below list).
• Recommended offer: $299k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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: 72 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 44% 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 $10k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 19y 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 $148k; list at $329k implies a 122% gain — meaningful room to come down on a strong offer.

Recommended offer $299,109 (9.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.91% ✗
• Cap rate: 7.83%
• Cash-on-cash: 5.50%
• DSCR: 1.24
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $253,344
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2601 Victoria St E #288	0.00mi	3/2.0	1,440 (-1%)	7mo	$240,000	$167	92
2601 E Victoria #404	0.00mi	3/2.0	1,404 (-4%)	2mo	$250,000	$178	92
2601 E Victoria St #74	0.00mi	3/2.0	1,440 (-1%)	8mo	$215,000	$149	92
2601 E Victoria St #291	0.00mi	2/2.0 (-1)	1,440 (-1%)	5mo	$250,000	$174	89
2601 E Victoria St #173	0.00mi	3/3.0	1,440 (-1%)	9mo	$235,000	$163	87
2601 E Victoria St #430	0.00mi	2/2.0 (-1)	1,440 (-1%)	10mo	$290,000	$201	85
2601 E Victoria #2	0.00mi	4/2.0 (+1)	1,536 (+6%)	3mo	$300,500	$196	83
2601 E Victoria #211	0.00mi	2/2.0 (-1)	1,344 (-8%)	1mo	$250,000	$186	82
2601 E Victoria St #439	0.00mi	2/2.0 (-1)	1,536 (+6%)	6mo	$255,000	$166	81
2601 E Victoria St #106	0.09mi	3/2.0	1,512 (+4%)	16mo	$339,900	$225	76
2601 E Victoria St #47	0.00mi	2/2.0 (-1)	1,248 (-14%)	13mo	$185,000	$148	60
19009 S Laurel Park Rd #106	0.56mi	3/2.0	1,344 (-8%)	15mo	$200,000	$149	49

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-26,598
• Equity at exit: $49,055

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $10,796
• Equity at exit: $28,446

Cash invested: $92,120 (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: 72
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,991 medium
• Mortgage (P&I): −$1,725
• Tax from tax record: −$79 /mo · $944/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$628
• Net cashflow: $422

Break-even live

Break-even rent $2,457

Max offer price $329,000

Occupancy floor 81%

Sensitivity live

Price	-10% $608	-5% $515	+0% $422	+5% $329	+10% $236
Rent	-10% $186	-5% $304	+0% $422	+5% $540	+10% $658
Rate	-1.0pp $588	-0.5pp $506	base $422	+0.5pp $337	+1.0pp $250

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: $82,250
• Closing costs: $9,870
• 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	26d	1	1.48mi

Listing history 3 events

1. 2026-06-21
   days on market $329,000 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $329,000 Active 1 DOM

ⓘ 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: $944 · $79/mo
• Projected year-2 tax: $2,500 · $208/mo
• Expected delta: +$1,557/yr (+$130/mo · 165.0%)

ⓘ 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 (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: $35,893
• − Mortgage interest: −$18,429
• − Property taxes: −$944
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,871
• − Management: −$2,871
• − Depreciation: −$9,571
• Taxable loss: −$438
• Est. tax savings @ 24.0%: +$105
• After-tax cash flow: $5,168/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

+99.4% since first listed

14 events — show timeline

• 2026-06-18 Listed $329,000 CRMLS
• 2014-05-06 Price Changed $79,900 CRMLS
• 2014-05-06 Listing Removed — CRMLS
• 2014-03-12 Price Changed $84,900 CRMLS
• 2014-01-18 Listed $89,900 CRMLS
• 2011-07-23 Listing Removed — CRMLS
• 2011-03-07 Price Changed $90,000 CRMLS
• 2011-02-22 Listed $110,000 CRMLS
• 2009-10-21 Listing Removed — CRMLS
• 2009-09-05 Price Changed $95,000 CRMLS
• 2009-07-30 Listed $110,000 CRMLS
• 2007-09-23 Sold (MLS) $148,000 CRMLS
• 2007-08-20 Listing Removed — CRMLS
• 2007-07-12 Listed $165,000 CRMLS

Property tax history

+2.3%/yr

Latest (2025): $944 · +2.3% YoY. Source: county tax records.