9827 Yoakum Dr · Los Angeles, CA 90210

$1,159,000

3 bd · 2.0 ba · 1,278 sqft · SingleFamily public records · 87 Days on market

Built 1962 6,232 sqft lot $907/sqft · 18% below area Est $1544k · 25% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +13.6/30.0
• Appreciation +9.8/10.0
• DSCR +4.1/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This stylish Mid-Century Modern 3BD + 2BA home is currently the lowest-priced property in Beverly Hills Post Office. Offering an incredible opportunity to own a single-family residence for less than many condos. Why pay high Beverly Hills HOA fees when you can enjoy the privacy, space, and freedom of your own home ! Step into a light-filled open living room featuring hardwood floors and a fireplace. All seamlessly flowing into a stylishly updated kitchen with stainless steel appliances, granite countertops, and a breakfast peninsula. Sliding glass doors from the living and dining areas open to a private patio w/ BBQ perfect for a weekend bbq, friends and family gatherings, or entertaining. Upstairs, two bedrooms showcase charming wood-beamed ceilings and updated bathroom, off the carport a separate area or possible 3rd bedroom currently used as an office w/ inside laundry attached. The primary suite features its own private outdoor sundeck retreat. Ideally located just minutes from both Beverly Hills. This home delivers the best of location, lifestyle, and value all without the burden of HOA fees.

Key facts

• Granite countertops
• Hardwood floors
• Fireplace

Tags

• LIGHT-FILLED OPEN LIVING ROOM
• HARDWOOD FLOORS
• FIREPLACE
• STYLISHLY UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1.16M.

Deal economics

• At list price, monthly cash flow is $70 ($840/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 $964k (16.9% below list).
• Recommended offer: $964k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 rising (+1.7%/yr); 308 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $9,636/mo this rent would consume 62% of the median local household income ($188k/yr) (locally 911% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $119k of equity ($8k loan paydown + $111k appreciation (9.6% local appreciation)).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (9.6% appreciation + 1.7% rent growth), your $325k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$191k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($1.09M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 29y ago; this cycle's ask has dropped $126k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $825k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $963,624 (16.9% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.26%
• DSCR: 1.01
• GRM: 10.0

CMA / ARV

• ARV (median comp): $1,544,013
• List price: $1,159,000
• Delta: -24.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9882 Portola Dr	0.20mi	3/2.0	1,274 (-0%)	14mo	$1,600,000	$1,256	79
9921 Westwanda Dr	0.32mi	2/2.0 (-1)	1,333 (+4%)	2mo	$1,510,000	$1,133	71
9970 Westwanda Dr	0.28mi	2/2.0 (-1)	1,410 (+10%)	4mo	$1,200,000	$851	61
9831 Portola Dr	0.12mi	2/3.0 (-1)	1,370 (+7%)	22mo	$1,487,600	$1,086	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.56% appreciation · 1.73% rent growth · sell at horizon

5-year hold

• IRR: 23.1%
• Equity multiple: 2.81×
• Total profit: $588,360
• Equity at exit: $1,006,868

10-year hold

• IRR: 20.4%
• Equity multiple: 6.23×
• Total profit: $1,696,875
• Equity at exit: $2,132,892

Cash invested: $324,520 (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 90210

• Home prices YoY: 2.0%
• Rents YoY: 1.7%
• Active inventory: 308
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $9,636 high
• Mortgage (P&I): −$6,078
• Tax from tax record: −$982 /mo · $11,782/yr
• Insurance: −$483
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,024
• Net cashflow: $70

Break-even live

Break-even rent $9,548

Max offer price $1,159,000

Occupancy floor 94%

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: $289,750
• Closing costs: $34,770
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9820 Yoakum Dr Beverly Hills, CA	3.0	2.5	1626	$7,500	$4.61	43d	1	0.03mi
9859 Easton Dr Beverly Hills, CA	3.0	2.0	1200	$5,800	$4.83	10d	1	0.22mi
10013 Westwanda Dr Beverly Hills, CA	2.0	2.0	1010	$6,200	$6.14	43d	1	0.28mi
1800 Benedict Canyon Dr Beverly Hills, CA	3.0	3.0	1786	$12,000	$6.72	43d	1	0.67mi
2740 Hutton Dr Beverly Hills, CA	2.0	2.0	1700	$8,800	$5.18	43d	1	0.68mi
1712 Benedict Canyon Dr Beverly Hills, CA	3.0	2.0	1425	$4,999	$3.51	43d	1	0.71mi
1438 Davies Dr Beverly Hills, CA	3.0	3.0	1787	$9,950	$5.57	24d	1	1.04mi

Listing history 28 events

1. 2026-06-18
   days on market $1,159,000 Active 87 DOM
2. 2026-06-17
   days on market $1,159,000 Active 86 DOM
3. 2026-06-16
   days on market $1,159,000 Active 85 DOM
4. 2026-06-15
   days on market $1,159,000 Active 84 DOM
5. 2026-06-13
   days on market $1,159,000 Active 82 DOM
6. 2026-06-09
   days on market $1,159,000 Active 78 DOM
7. 2026-06-08
   days on market $1,159,000 Active 77 DOM
8. 2026-06-07
   days on market $1,159,000 Active 76 DOM
9. 2026-06-04
   days on market $1,159,000 Active 73 DOM
10. 2026-06-03
    days on market $1,159,000 Active 72 DOM
11. 2026-06-02
    days on market $1,159,000 Active 71 DOM
12. 2026-06-01
    days on market $1,159,000 Active 70 DOM
13. 2026-05-31
    days on market $1,159,000 Active 69 DOM
14. 2026-04-28
    price $1,195,000 1114-char remark

    Show marketing remark (1114 chars)

    This stylish Mid-Century Modern 3BD + 2BA home is currently the lowest-priced property in Beverly Hills Post Office. Offering an incredible opportunity to own a single-family residence for less than many condos. Why pay high Beverly Hills HOA fees when you can enjoy the privacy, space, and freedom of your own home ! Step into a light-filled open living room featuring hardwood floors and a fireplace. All seamlessly flowing into a stylishly updated kitchen with stainless steel appliances, granite countertops, and a breakfast peninsula. Sliding glass doors from the living and dining areas open to a private patio w/ BBQ perfect for a weekend bbq, friends and family gatherings, or entertaining. Upstairs, two bedrooms showcase charming wood-beamed ceilings and updated bathroom, off the carport a separate area or possible 3rd bedroom currently used as an office w/ inside laundry attached. The primary suite features its own private outdoor sundeck retreat. Ideally located just minutes from both Beverly Hills. This home delivers the best of location, lifestyle, and value all without the burden of HOA fees.

15. 2026-03-23
    listed $1,285,000 Active 1114-char remark

    Show marketing remark (1114 chars)

    This stylish Mid-Century Modern 3BD + 2BA home is currently the lowest-priced property in Beverly Hills Post Office. Offering an incredible opportunity to own a single-family residence for less than many condos. Why pay high Beverly Hills HOA fees when you can enjoy the privacy, space, and freedom of your own home ! Step into a light-filled open living room featuring hardwood floors and a fireplace. All seamlessly flowing into a stylishly updated kitchen with stainless steel appliances, granite countertops, and a breakfast peninsula. Sliding glass doors from the living and dining areas open to a private patio w/ BBQ perfect for a weekend bbq, friends and family gatherings, or entertaining. Upstairs, two bedrooms showcase charming wood-beamed ceilings and updated bathroom, off the carport a separate area or possible 3rd bedroom currently used as an office w/ inside laundry attached. The primary suite features its own private outdoor sundeck retreat. Ideally located just minutes from both Beverly Hills. This home delivers the best of location, lifestyle, and value all without the burden of HOA fees.

16. 2016-08-26
    soldstatus $825,000 Closed 684-char remark

    Show marketing remark (684 chars)

    This cool Mid-Century 2BD+1.5BA home is offered at the lowest price in Beverly Hills Post Office!! Enter into a light & bright open living room with hardwood floors & fireplace connected beautifully to an updated kitchen with stainless steel appliances, quartz stone counter tops and breakfast peninsula. Sliding glass doors from the living and dining area extend out to a private patio in a canyon setting, perfect for entertaining. Upstairs, find two bedrooms with wood beamed ceilings and updated bathrooms including a master suite connected to its own outdoor sundeck area. One of LA's best locations conveniently located minutes away from Beverly Hills or the Valley.

17. 2016-08-26
    soldstatus $825,000

    Show marketing remark (684 chars)

    This cool Mid-Century 2BD+1.5BA home is offered at the lowest price in Beverly Hills Post Office!! Enter into a light & bright open living room with hardwood floors & fireplace connected beautifully to an updated kitchen with stainless steel appliances, quartz stone counter tops and breakfast peninsula. Sliding glass doors from the living and dining area extend out to a private patio in a canyon setting, perfect for entertaining. Upstairs, find two bedrooms with wood beamed ceilings and updated bathrooms including a master suite connected to its own outdoor sundeck area. One of LA's best locations conveniently located minutes away from Beverly Hills or the Valley.

18. 2016-08-08
    status Pending 684-char remark

    Show marketing remark (684 chars)

    This cool Mid-Century 2BD+1.5BA home is offered at the lowest price in Beverly Hills Post Office!! Enter into a light & bright open living room with hardwood floors & fireplace connected beautifully to an updated kitchen with stainless steel appliances, quartz stone counter tops and breakfast peninsula. Sliding glass doors from the living and dining area extend out to a private patio in a canyon setting, perfect for entertaining. Upstairs, find two bedrooms with wood beamed ceilings and updated bathrooms including a master suite connected to its own outdoor sundeck area. One of LA's best locations conveniently located minutes away from Beverly Hills or the Valley.

19. 2016-07-18
    status Backup Offers Accepted 684-char remark

    Show marketing remark (684 chars)

    This cool Mid-Century 2BD+1.5BA home is offered at the lowest price in Beverly Hills Post Office!! Enter into a light & bright open living room with hardwood floors & fireplace connected beautifully to an updated kitchen with stainless steel appliances, quartz stone counter tops and breakfast peninsula. Sliding glass doors from the living and dining area extend out to a private patio in a canyon setting, perfect for entertaining. Upstairs, find two bedrooms with wood beamed ceilings and updated bathrooms including a master suite connected to its own outdoor sundeck area. One of LA's best locations conveniently located minutes away from Beverly Hills or the Valley.

20. 2016-06-16
    listed $849,000 Active 684-char remark

    Show marketing remark (684 chars)

    This cool Mid-Century 2BD+1.5BA home is offered at the lowest price in Beverly Hills Post Office!! Enter into a light & bright open living room with hardwood floors & fireplace connected beautifully to an updated kitchen with stainless steel appliances, quartz stone counter tops and breakfast peninsula. Sliding glass doors from the living and dining area extend out to a private patio in a canyon setting, perfect for entertaining. Upstairs, find two bedrooms with wood beamed ceilings and updated bathrooms including a master suite connected to its own outdoor sundeck area. One of LA's best locations conveniently located minutes away from Beverly Hills or the Valley.

21. 1997-07-15
    historical
22. 1997-07-07
    soldstatus $314,000
23. 1997-07-02
    soldstatus $320,000
24. 1997-06-13
    historical
25. 1997-05-07
    listed $325,000
26. 1997-01-15
    listed
27. 1993-03-29
    soldstatus $302,000
28. 1988-04-18
    soldstatus $300,000

ⓘ 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: $11,782 · $982/mo
• Projected year-2 tax: $11,782 · $982/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $115,635
• − Mortgage interest: −$64,922
• − Property taxes: −$11,782
• − Insurance: −$5,795
• − Repairs & maintenance: −$9,251
• − Management: −$9,251
• − Depreciation: −$33,716
• Taxable loss: −$19,082
• Est. tax savings @ 24.0%: +$4,580
• After-tax cash flow: $5,419/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): 19,004
• Household income: $187,801
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 911.0

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 White (81%)
• Race & ethnicity: White 81% Two or more races 8% Asian 7% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Scotch-Irish 5% Italian 4% Romanian 3%
• Foreign-born: 36% · Canada, China, South Korea
• Languages at home: 59% English-only · Other Indo-European 21% Spanish 4% French/Haitian/Cajun 3%

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: ▲ 9.56%
• Current HPI: 495.052
• Rent YoY: ▲ 1.73%
• 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

+298.3% since first listed

15 events — show timeline

• 2026-04-28 Price Changed $1,195,000 TheMLS
• 2026-03-23 Listed $1,285,000 TheMLS
• 2016-08-26 Sold (Public Records) $825,000 Public Records
• 2016-08-26 Sold (MLS) $825,000 TheMLS
• 2016-08-08 Pending — TheMLS
• 2016-07-18 Pending — TheMLS
• 2016-06-16 Listed $849,000 TheMLS
• 1997-07-15 Delisted — TheMLS
• 1997-07-07 Sold (MLS) $314,000 TheMLS
• 1997-07-02 Sold (Public Records) $320,000 Public Records
• 1997-06-13 Delisted — TheMLS
• 1997-05-07 Listed $325,000 TheMLS
• 1997-01-15 Listed — TheMLS
• 1993-03-29 Sold (Public Records) $302,000 Public Records
• 1988-04-18 Sold (Public Records) $300,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $11,782 · +1.6% YoY. Source: county tax records.