980 Yale · Los Angeles, CA 90012

$2,275,000

27 bd · 16.2 ba · 9,772 sqft · MultiFamily public records · 213 Days on market

Built 1970 7,450 sqft lot $233/sqft · 17% above area Est $1943k · 17% over ↓ 35% since listing

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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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +6.6/10.0
• Appreciation +3.6/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 9 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

A rare multi-unit investment opportunity in the heart of Chinatown, just steps from Hill Street. This two-story property features a unique mix of six three-bedroom, two-bath units and four two-bedroom, one-bath units, offering an ideal blend for both investors and owner-users. Positioned within one of Los Angeles’ most culturally vibrant neighborhoods, 980 Yale is within walking distance to Chinatown’s shops, restaurants, and public transit, with convenient access to Downtown Los Angeles, Echo Park, and major freeways. The property presents strong rental upside and stable income potential in a highly desirable and historic location. Rent roll is available in the supplements. Property can also be sold as a portfolio with 978 Chung King Road, Los Angeles, CA, 974 Chung King Road, Los Angeles, CA and 981-983 N Hill Street, Los Angeles CA, please see attached supplements.

Key facts

• Historic location
• Strong rental upside
• 7,450 sq ft lot

Tags

• WALKING DISTANCE TO SHOPS
• STRONG RENTAL UPSIDE
• STABLE INCOME POTENTIAL
• HISTORIC LOCATION

What this means for you Summary

Snapshot

• This is a 9 × 3-bed/?-bath units multifamily listed at $2.27M.

Deal economics

• At list price, monthly cash flow is $7k ($89k/yr) — positive. Per door: $828/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($26k rent vs $2.27M).
• Recommended offer: $2.00M (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 2.1% in Los Angeles — 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 68/100 on livability (#273 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment B; 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 soft (-0.9%/yr); 106 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $26,491/mo this rent would consume 475% of the median local household income ($67k/yr) (locally 3885% 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 (-2.7%/yr); year-one equity from $16k of loan paydown is wiped out by about $62k 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 213 days — a 12% lower offer ($2.00M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,002,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 213 days. Have you received any prior offers? Is the seller open to a 12% 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.16% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.04%
• DSCR: 1.62
• GRM: 7.2

CMA / ARV

• ARV (median comp): $1,943,468
• List price: $2,275,000
• Delta: 17.06%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-2.71% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 2.3%
• Equity multiple: 1.09×
• Total profit: $55,057
• Equity at exit: $368,701

10-year hold

• IRR: 8.5%
• Equity multiple: 1.59×
• Total profit: $378,884
• Equity at exit: $247,732

Cash invested: $637,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City Los Angeles: 0 Strongly Tenant-Friendly · D+22

LARSO + JCEO 2023; relocation for substantial remodel evictions.

Methodology + full state rankings →

ZIP-level market 90012

• Home prices YoY: -0.8%
• Rents YoY: -0.9%
• Active inventory: 106
• Price-to-rent: 64.4×

Monthly cashflow live

• Estimated rent: $26,491 high
• Mortgage (P&I): −$11,930
• Tax from tax record: −$598 /mo · $7,176/yr
• Insurance: −$948
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,563
• Net cashflow: $7,452

Break-even live

Break-even rent $17,059

Max offer price $2,275,000

Occupancy floor 67%

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

Units	Beds	Baths	Est. rent
▸ 9× units	3	—	$26,487
Total (9 units)			$26,491

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: $568,750
• Closing costs: $68,250
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $2,275,000 Active 213 DOM
2. 2026-06-17
   days on market $2,275,000 Active 212 DOM
3. 2026-06-16
   days on market $2,275,000 Active 211 DOM
4. 2026-06-15
   days on market $2,275,000 Active 210 DOM
5. 2026-06-13
   days on market $2,275,000 Active 208 DOM
6. 2026-06-09
   days on market $2,275,000 Active 204 DOM
7. 2026-06-08
   days on market $2,275,000 Active 203 DOM
8. 2026-06-07
   days on market $2,275,000 Active 202 DOM
9. 2026-06-04
   days on market $2,275,000 Active 199 DOM
10. 2026-06-03
    days on market $2,275,000 Active 198 DOM
11. 2026-06-02
    days on market $2,275,000 Active 197 DOM
12. 2026-06-01
    days on market $2,275,000 Active 196 DOM
13. 2026-05-31
    days on market $2,275,000 Active 195 DOM
14. 2025-11-17
    listed $2,275,000 Active 892-char remark

    Show marketing remark (892 chars)

    A rare multi-unit investment opportunity in the heart of Chinatown, just steps from Hill Street. This two-story property features a unique mix of six three-bedroom, two-bath units and four two-bedroom, one-bath units, offering an ideal blend for both investors and owner-users. Positioned within one of Los Angeles’ most culturally vibrant neighborhoods, 980 Yale is within walking distance to Chinatown’s shops, restaurants, and public transit, with convenient access to Downtown Los Angeles, Echo Park, and major freeways. The property presents strong rental upside and stable income potential in a highly desirable and historic location. Rent roll is available in the supplements. Property can also be sold as a portfolio with 978 Chung King Road, Los Angeles, CA, 974 Chung King Road, Los Angeles, CA and 981-983 N Hill Street, Los Angeles CA, please see attached supplements.

15. 2020-05-19
    historical
16. 2019-09-19
    listed $3,500,000 Active

ⓘ 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: $7,176 · $598/mo
• Projected year-2 tax: $17,290 · $1,441/mo
• Expected delta: +$10,114/yr (+$843/mo · 140.9%)

ⓘ 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 6/10 Major 7 d/yr ≥94°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $317,892
• − Mortgage interest: −$127,435
• − Property taxes: −$7,176
• − Insurance: −$11,375
• − Repairs & maintenance: −$25,431
• − Management: −$25,431
• − Depreciation: −$66,182
• Taxable income: $54,861
• Est. tax owed @ 24.0%: −$13,167
• After-tax cash flow: $76,253/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 — Los Angeles

• Score: 68/100
• State rank: #273
• US rank: #9237

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Los Angeles, CA
• County: Los Angeles County · 9,444,647 people
• City population: 3,838,149
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 37,336
• Household income: $66,860
• Rent vs Own: 92.5% rent · 7.5% own
• Severe rent burden: 3885.0

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: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: Asian 35% Hispanic / Latino 29% White 19% Black 12% Two or more races 10%
• Hispanic origin (detail): Mexican 18% Cuban 1%
• Common ancestry: Romanian 1% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 42% · China, Canada, South Korea
• Languages at home: 43% English-only · Spanish 22% Chinese 14% Korean 6%

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: ▼ -2.71%
• Current HPI: 333.4828
• Rent YoY: ▼ -0.90%
• 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

-35.0% since first listed

3 events — show timeline

• 2025-11-17 Listed $2,275,000 CRMLS
• 2020-05-19 Listing Removed — CRMLS
• 2019-09-19 Listed $3,500,000 CRMLS

Property tax history

-0.7%/yr

Latest (2025): $7,176 · -40.1% YoY. Source: county tax records.