Real Estate Investing in Compton, California (90220)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 90220 (Compton, CA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Compton, CA (90220)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 90220 Compton
Investors eyeing 90220 need to respect the fundamentals at play. Home values of $648K come alongside slower price movement and elevated management overhead.
Rent of $2,775/mo on a $648K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 90220 sits below the stated 0.0% once reality is priced in.
Stepping back, 90220 offers a low basis, the region around Compton has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The demographic picture in 90220 includes headwinds that any investor should price in. Income distribution skews lower than Compton averages, and tenant stability requires active management.
Strategy in 90220 is an operator game, not a passive one. Turning to rents, entry prices of $648K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Compton:
Property Strategy for 90220
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $452,173 | $1,660 | 2.6% | — | $452,173 |
| 2BR | $561,878 | $2,070 | 2.7% | +5.6% | $280,939 |
| 3BR | $633,453 | $2,650 | 3.0% | +5.3% | $211,151 |
| 4BR | $681,173 | $2,920 | 3.1% | +4.9% | $170,293 |
| 5BR | $737,484 | — | — | +4.5% | $147,497 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 90220 Compare?
| Metric | 90220 | Compton | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $648,171 | $642,916 | N/A | $761,003 |
| 5-Year CAGR | 4.0% | 4.3% | N/A | 5.7% |
| Avg Rent | $2,775 | $2,526 | N/A | - |
| Cap Rate | 3.3% | 3.1% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 90220 (Compton, CA). Anonymous, moderated, never written by AI.
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Property managers serving Los Angeles County
Manage rentals here? List your business →A Better Property Management Company Inc. provides property management services in Long Beach, Seal Beach, and Southern California. summary from their website
ACF Property Management leases shopping center spaces nationwide, managing over 37 shopping centers in 11 states from California to Florida. summary from their website
summary from their website summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $648,171 |
| Monthly Rent | $2,775 |
| Price-to-Rent | 19.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 7.3% |
📈 Home Appreciation
| 1-Year | +5.1% ▲ |
| 3-Year CAGR | +3.0% ▲ |
| 5-Year CAGR | +4.0% ▲ |
| 10-Year CAGR | +7.8% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.3%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 90220
Population: 49,156
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 90220
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 4,709 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Compton, CA better for rentals, flips, or BRRRR?
Compton, CA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($648K prices, $2,775/mo rents) make it a reasonable choice.
Where do rents currently stand in Compton, CA?
Investors in Compton, CA typically see rents near $2,775/mo per month against $648K home values - a solid setup for rental cash flow.
What is the rental occupancy rate in Compton, CA?
Compton, CA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
What are home prices like in Compton, CA?
The median home value in Compton, CA is roughly $648K. That puts it reasonable relative to the CA statewide average.
How strong is tenant demand in Compton, CA?
Compton, CA draws a even-keeled base of working renters. Demand at the $2,775/mo rent level is reasonable for standard single-family and small multi rentals.
You know 90220 now. You don’t know where it ranks.
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How 90220 ranks in Los Angeles-Long Beach-Anaheim, CA
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