8480 Virginia · South Gate, CA 90280

$899,000

4 bd · 4.0 ba · 1,976 sqft · MultiFamily public records · 41 Days on market

Built 1949 4,794 sqft lot Est $822k · 9% over

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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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +6.7/10.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• ARV discount +3.3/15.0
• Livability +3.2/5.0
• 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

FIRST TIME ON THE MARKET IN OVER 40 YEARS! Rare South Gate 4-unit investment opportunity with significant upside potential. Pride of long-term ownership. This well-located multi-family property at 8480 Virginia Ave offers a compelling value-add opportunity for investors, owner-users, or buyers looking to reposition rents over time (buyer to verify local rent regulations). Currently tenant-occupied with below-market rents, this property presents immediate income with strong future upside. Situated in a convenient South Gate location near shopping, schools, major freeways, and everyday amenities. Opportunities like this—held by the same ownership for decades—rarely come available.

Key facts

• Below-market rents
• Future upside
• Immediate income

Tags

• MULTI-FAMILY PROPERTY
• INVESTMENT OPPORTUNITY
• TENANT-OCCUPIED
• BELOW-MARKET RENTS
• IMMEDIATE INCOME
• FUTURE UPSIDE

Property features AI

Finance

• Other: Tenants responsible for gas, trash, phone, cable TV and electricity
• Financial info: Gross scheduled income reported at $50,400; Net operating income reported at $50,400; Gross income item listed as $1,000; Total building area reported as 1,976; Example unit rent: $1,050; property total rent listed as $4,200; Operating expenses example: Insurance $2,500; Trash $100; Water/Sewer $200; Total expenses $2,600; Separate meters: 1 water meter, 4 gas meters, 4 electric meters

Exterior

• Parking: Attached garage with front entry; Driveway parking; Total of 4 parking spaces (garage and driveway combined)
• Utilities: Public sewer; District/public water; Natural gas connected and available; Electricity connected and available; Cable available
• Home design: Multi-unit property (4 units) in one building; Two stories; No accessory dwelling unit
• Construction: Year built from assessor; No common walls between units
• Exterior features: No pool; Lot characterized as 0–1 unit per acre; Street lighting and sidewalks in the community

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: Four rental units total; example unit: 1 bedroom (unit rent listed separately)
• Bathrooms: Units with full bathrooms (example unit has 1 full bath)
• Heating & cooling: Central cooling; Forced air heating with central furnace
• Interior features: Two levels; Entry at main level
• Laundry & utility: Laundry available off-site/outside

What this means for you Summary

Snapshot

• This is a 4 × 4-bed/4.0-bath units multifamily listed at $899k.

Deal economics

• At list price, monthly cash flow is $3k ($35k/yr) — positive. Per door: $723/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $899k).
• Recommended offer: $872k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 2.7% in South Gate — 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 63/100 on livability (#459 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: health & safety C-, schools D-, crime F.
• Los Angeles Unified (urban): math 29% / reading 54% proficiency, ranked #223 of 517 in CA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.0%/yr); 52 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $10,542/mo this rent would consume 169% of the median local household income ($75k/yr) (locally 4041% 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 $27k 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.
• At projected returns (-3.0% appreciation + 5.0% rent growth), your $252k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($872k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $120k; list at $899k implies a 649% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — 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 $872,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% 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 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.17% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.79%
• DSCR: 1.61
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $822,016
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8676 State St	0.34mi	3/4.0 (-1)	2,013 (+2%)	23mo	$675,000	$335	57
3927 Broadway	0.62mi	5/3.5 (+1)	2,067 (+5%)	3mo	$860,000	$416	54
8950 Madison Ave	0.50mi	4/2.0	2,145 (+9%)	14mo	$780,000	$364	43
3129 Santa Ana St	0.58mi	4/4.0	1,800 (-9%)	22mo	$740,000	$411	40
3462 Hope St	0.67mi	5/2.0 (+1)	1,916 (-3%)	21mo	$900,000	$470	33
3366 Flower St	0.75mi	4/2.5	1,708 (-14%)	4mo	$775,000	$454	33
8441 Garden View Ave	0.52mi	5/3.0 (+1)	2,232 (+13%)	15mo	$808,000	$362	32
8176 Evergreen Ave	0.65mi	4/2.0	1,819 (-8%)	20mo	$770,000	$423	32
8178 Chestnut Ave	0.71mi	5/3.0 (+1)	2,139 (+8%)	15mo	$975,000	$456	32

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 · 4.95% rent growth · sell at horizon

5-year hold

• IRR: 5.9%
• Equity multiple: 1.24×
• Total profit: $59,376
• Equity at exit: $134,044

10-year hold

• IRR: 16.9%
• Equity multiple: 2.50×
• Total profit: $377,748
• Equity at exit: $77,729

Cash invested: $251,720 (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 90280

• Rents YoY: 5.0%
• Active inventory: 52
• Price-to-rent: 28.4×

Monthly cashflow live

• Estimated rent: $10,542 medium
• Mortgage (P&I): −$4,714
• Tax from tax record: −$346 /mo · $4,148/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,214
• Net cashflow: $2,893

Break-even live

Break-even rent $6,879

Max offer price $899,000

Occupancy floor 68%

Sensitivity live

Price	-10% $3,402	-5% $3,148	+0% $2,893	+5% $2,639	+10% $2,385
Rent	-10% $2,061	-5% $2,477	+0% $2,893	+5% $3,310	+10% $3,726
Rate	-1.0pp $3,346	-0.5pp $3,122	base $2,893	+0.5pp $2,661	+1.0pp $2,424

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

Units	Beds	Baths	Est. rent
▸ 4× units	4	4	$10,540
Total (4 units)			$10,542

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: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3720 Santa Ana St South Gate, CA	3.0	2.0	1485	$3,700	$2.49	13d	1	0.43mi
3811 Live Oak St Cudahy, CA	4.0	3.0	1954	$4,200	$2.15	5d	1	0.92mi
3040 Seminole Ave South Gate, CA	3.0	2.0	1306	$3,650	$2.79	26d	1	1.46mi

Listing history 16 events

1. 2026-06-21
   days on market $899,000 Active 41 DOM
2. 2026-06-18
   days on market $899,000 Active 38 DOM
3. 2026-06-17
   days on market $899,000 Active 37 DOM
4. 2026-06-16
   days on market $899,000 Active 36 DOM
5. 2026-06-15
   days on market $899,000 Active 35 DOM
6. 2026-06-13
   days on market $899,000 Active 33 DOM
7. 2026-06-09
   days on market $899,000 Active 29 DOM
8. 2026-06-08
   days on market $899,000 Active 28 DOM
9. 2026-06-07
   days on market $899,000 Active 27 DOM
10. 2026-06-04
    days on market $899,000 Active 24 DOM
11. 2026-06-03
    days on market $899,000 Active 23 DOM
12. 2026-06-02
    days on market $899,000 Active 22 DOM
13. 2026-06-01
    days on market $899,000 Active 21 DOM
14. 2026-05-31
    days on market $899,000 Active 20 DOM
15. 2026-05-11
    listed $899,000 Active
16. 1981-12-01
    soldstatus $120,000

ⓘ 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: $4,148 · $346/mo
• Projected year-2 tax: $6,832 · $569/mo
• Expected delta: +$2,684/yr (+$224/mo · 64.7%)

ⓘ 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 5/10 Major 7 d/yr ≥91°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $126,504
• − Mortgage interest: −$50,358
• − Property taxes: −$4,148
• − Insurance: −$4,495
• − Repairs & maintenance: −$10,120
• − Management: −$10,120
• − Depreciation: −$26,153
• Taxable income: $21,110
• Est. tax owed @ 24.0%: −$5,066
• After-tax cash flow: $29,655/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: Los Angeles Unified
• NCES district ID: 0622710
• Math proficiency: 29% ▼ -4.00%
• Reading proficiency: 54% ▲ 10.00%
• Median HH income: $50,403
• Composite: 35.67/100
• National rank: #4875
• State rank: #223 of 517 in CA

Livability — South Gate

• Score: 63/100
• State rank: #459
• US rank: #15665

Category grades

Amenities C Commute A+ Cost of living F Crime F Employment C Housing B- Health & safety C- User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Gate, CA
• County: Los Angeles County · 9,444,647 people
• City population: 91,365
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 91,365
• Household income: $74,651
• Rent vs Own: 54.6% rent · 45.4% own
• Severe rent burden: 4041.0

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 (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 27% White 3% Native American 2%
• Hispanic origin (detail): Mexican 78%
• Foreign-born: 42% · Canada
• Languages at home: 16% English-only · Spanish 83%

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: ▼ -847.77%
• Current HPI: 419.791
• Rent YoY: ▲ 4.95%
• 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

+649.2% since first listed

2 events — show timeline

• 2026-05-11 Listed $899,000 CRMLS
• 1981-12-01 Sold (Public Records) $120,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $4,148 · +4.5% YoY. Source: county tax records.