Real Estate Investing in Compton, California (90221)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 90221 (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.
- High price-to-rent: Price-to-rent ratio 26.4 — hard to cash-flow at these prices.
What’s happening in Compton, CA (90221)?
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Market Analysis: 90221 Compton
This part of Los Angeles County is not an easy win. The 90221 ZIP posts softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The 90221 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Within CA, ZIP 90221 trails on several market indicators that neighboring Los Angeles County submarkets outperform. The gap is real and robust enough to shape underwriting.
The 90221 ZIP's population of 50,782 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that sits at the need for careful underwriting.
Strategically, 90221 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Compton:
Property Strategy for 90221
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $474,795 | $1,680 | 2.5% | +5.8% | $474,795 |
| 2BR | $580,318 | $2,090 | 2.6% | +5.8% | $290,159 |
| 3BR | $647,006 | $2,650 | 2.9% | +5.7% | $215,669 |
| 4BR | $702,135 | $2,950 | 3.0% | +5.3% | $175,534 |
| 5BR | $740,315 | — | — | +5.3% | $148,063 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 90221 Compare?
| Metric | 90221 | Compton | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $651,196 | $642,916 | N/A | $761,003 |
| 5-Year CAGR | 4.3% | 4.3% | N/A | 5.7% |
| Avg Rent | $2,056 | $2,526 | N/A | - |
| Cap Rate | 2.5% | 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 90221 (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 | $651,196 |
| Monthly Rent | $2,056 |
| Price-to-Rent | 26.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.5% |
| 5-Year IRR | 6.8% |
📈 Home Appreciation
| 1-Year | +5.2% ▲ |
| 3-Year CAGR | +3.4% ▲ |
| 5-Year CAGR | +4.3% ▲ |
| 10-Year CAGR | +7.5% ▲ |
🏠 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 (2.5%). 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 90221
Population: 50,782
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 90221
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
What is the investability score for Compton, CA?
With a 3.0/5 investability score, Compton, CA ranks as a solid market for rental property investors. Median prices of $651K and rents of $2,056/mo drive the underlying numbers.
Which real estate strategy fits Compton, CA?
Compton, CA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($651K prices, $2,056/mo rents) make it a reasonable choice.
What is the typical rental rate in Compton, CA?
Expect rents around $2,056/mo per month in Compton, CA. With home values at $651K, the yield math works out to reasonable levels for rental investors.
Do rentals sit vacant long in Compton, CA?
Compton, CA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
What does house hacking look like in Compton, CA?
House hacking works a challenging in Compton, CA. Rents of $2,056/mo against $651K acquisition make the strategy solid for owner-occupants.
You know 90221 now. You don’t know where it ranks.
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How 90221 ranks in Los Angeles-Long Beach-Anaheim, CA
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