403 N Palm Dr #3 · Beverly Hills, CA 90210

$2,500,000

2 bd · 3.0 ba · 3,025 sqft · Condo public records · 30 Days on market

Built 1983 $826/sqft · 21% below area Est $3162k · 21% under $2244/mo HOA · 29% of rent

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Why this score? — see what drove the D 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
• Appreciation +9.8/10.0
• Schools +5.9/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Cash flow +0.3/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Experience elevated living in this fully renovated, 3,000 SF full-floor penthouse in one of Beverly Hills' most sought-after locations. This top-floor residence offers exceptional privacy, high ceilings, grand-scale rooms, and abundant outdoor living with two expansive private patios. The elegant living room features a wet bar and opens seamlessly to outdoor space, perfect for entertaining. A formal dining room complements the spacious eat-in kitchen. The primary suite includes a large walk-in closet and a beautifully appointed bathroom with dual vanities. The third bedroom serves as a flexible bonus space, ideal for a home office, den, or guest room. Located in a boutique three-unit buildi

Key facts

• Flexible bonus space
• Fully renovated
• Dual zoned hvac

Tags

• FULLY RENOVATED
• PRIVATE ELEVATOR ENTRY
• EXPANSIVE PRIVATE PATIOS
• WET BAR
• FLEXIBLE BONUS SPACE
• DUAL ZONED HVAC

Property features AI

Finance

• Other: Zoning: BHR4*
• HOA & community: Monthly HOA dues; HOA amenities include elevator; Pets allowed per association rules; Small complex with 3 units

Exterior

• Parking: Attached garage with 4 covered parking spaces
• Security: Card/code access
• Utilities: Standard municipal water and sewer (typical for condo)
• Home design: Residential condominium (detached); Three total floors in building; Unit is a penthouse on the 3rd floor; Faces east
• Construction: Detached building (no common walls)
• Exterior features: Private balcony; City and hills views

Interior

• Kitchen: Gas cooktop; Range/Oven; Dishwasher; Refrigerator
• Bedrooms: Penthouse unit on the 3rd (top) floor
• Flooring: Laminate floors
• Bathrooms: Two full bathrooms and one half bathroom; Double vanity(s)
• Heating & cooling: Central heating; Central air / A/C
• Interior features: Elevator; Living room fireplace
• Laundry & utility: In-unit laundry room with washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath condo listed at $2.50M.

Deal economics

• At list price, monthly cash flow is $-11k ($-133k/yr) — negative.
• To cash-flow at today's rent, offer at most $544k (78.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $762k (69.5% below list).
• Recommended offer: $544k (78.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 74/100 on livability (#138 in CA, #4,810 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, amenities A+, commute A+; Watch: housing C-, health & safety C-, crime F.
• Beverly Hills Unified (suburban): math 57% / reading 73% proficiency, ranked #61 of 517 in CA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 7% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.7%/yr); 310 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $7,618/mo this rent would consume 49% 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 $256k of equity ($17k loan paydown + $239k 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.
• By year 2, paydown + projected appreciation supports a ~$411k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($2.46M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $995k; list at $2.50M implies a 151% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• 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 $543,669 (78.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.30% ✗
• Cap rate: 0.98%
• Cash-on-cash: -18.98%
• DSCR: 0.16
• GRM: 27.3

CMA / ARV

• ARV (median comp): $3,161,610
• List price: $2,500,000
• Delta: -16.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.0%
• Equity multiple: 1.82×
• Total profit: $571,092
• Equity at exit: $2,171,846

10-year hold

• IRR: 11.1%
• Equity multiple: 4.14×
• Total profit: $2,199,496
• Equity at exit: $4,600,717

Cash invested: $700,000 (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 90210

• Home prices YoY: 2.0%
• Rents YoY: 1.7%
• Active inventory: 310
• Price-to-rent: 27.3×

Monthly cashflow live

• Estimated rent: $7,618 medium
• Mortgage (P&I): −$13,110
• Tax from tax record: −$697 /mo · $8,363/yr
• Insurance: −$1,042
• HOA: −$2,244
• Vacancy / Maint / Mgmt: −$1,600
• Net cashflow: $-11,074

Break-even live

Break-even rent $21,637

Max offer price $543,669

Occupancy floor —

Sensitivity live

Price	-10% $-9,659	-5% $-10,367	+0% $-11,074	+5% $-11,782	+10% $-12,490
Rent	-10% $-11,676	-5% $-11,375	+0% $-11,074	+5% $-10,773	+10% $-10,472
Rate	-1.0pp $-9,815	-0.5pp $-10,438	base $-11,074	+0.5pp $-11,722	+1.0pp $-12,381

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: $625,000
• Closing costs: $75,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
450 N Palm Dr Unit 206 Beverly Hills, CA	3.0	3.5	2810	$16,300	$5.80	7d	1	0.19mi
325 N Oakhurst Dr Unit 501 Beverly Hills, CA	3.0	3.5	3467	$10,799	$3.11	44d	1	0.21mi
9303 Burton Way Unit A Beverly Hills, CA	3.0	3.0	2154	$9,950	$4.62	4d	1	0.31mi
9000 W 3rd St #104 Los Angeles, CA	2.0	3.0	2400	$29,800	$12.42	0d	1	0.34mi
9323 Burton Way Unit A Beverly Hills, CA	3.0	3.0	2145	$8,495	$3.96	44d	1	0.34mi
209 N Doheny Dr Beverly Hills, CA	3.0	4.0	2454	$14,995	$6.11	44d	1	0.45mi
300 N Swall Dr #457 Beverly Hills, CA	2.0	2.5	2947	$10,800	$3.66	44d	1	0.56mi
9001 Santa Monica Blvd West Hollywood, CA	3.0	2.5–3.5	2121	$15,649	$7.38	0d	2	0.59mi
160 N La Peer Dr Beverly Hills, CA	2.0	2.5	2270	$13,725	$6.05	44d	4	0.62mi
317 S Hamel Rd Los Angeles, CA	2.0–4.0	2.0–4.0	1897	$3,995	$2.11	6d	3	0.66mi
132 S Maple Dr #201 Beverly Hills, CA	3.0	4.0	2536	$9,500	$3.75	14d	1	0.69mi
132 S Crescent Dr #103 Beverly Hills, CA	3.0	3.0	2450	$8,200	$3.35	44d	1	0.71mi
420 S Hamel Rd Ph 1 Los Angeles, CA	3.0	3.0	2220	$9,500	$4.28	44d	1	0.74mi
157 S Elm Dr Beverly Hills, CA	2.0	2.0	2280	$5,995	$2.63	44d	1	0.76mi
216 Rexford Dr Unit 201 Beverly Hills, CA	3.0	3.0	2200	$5,900	$2.68	44d	1	0.81mi
207 S Reeves Dr Beverly Hills, CA	3.0	3.0	2400	$7,750	$3.23	44d	1	0.84mi
207 S Reeves Dr Beverly Hills, CA	3.0	3.0	2400	$6,500	$2.71	25d	1	0.84mi
145 N Willaman Dr Beverly Hills, CA	3.0	2.5	2379	$15,000	$6.31	7d	1	0.90mi
321 S Elm Dr Beverly Hills, CA	2.0–3.0	2.5	2885	$8,750	$3.03	4d	6	1.02mi
515 N Roxbury Dr Beverly Hills, CA	3.0	2.5	3563	$18,500	$5.19	44d	1	1.03mi
8600 Wilshire Blvd Beverly Hills, CA	2.0–3.0	3.5	2506	$17,500	$6.98	0d	3	1.11mi
155 N Hamilton Dr #102 Beverly Hills, CA	3.0	4.0	2521	$9,500	$3.77	44d	1	1.13mi
9343 W Olympic Blvd Beverly Hills, CA	3.0	3.0	2412	$8,250	$3.42	44d	1	1.13mi
200 S Linden Dr Beverly Hills, CA	3.0	4.0	3075	$18,000	$5.85	25d	1	1.13mi
9345 W Olympic Blvd Beverly Hills, CA	3.0	3.5	2412	$8,000	$3.32	44d	1	1.14mi
755 N Alfred St Los Angeles, CA	3.0	4.0	2335	$12,500	$5.35	5d	1	1.19mi
755 N Alfred St Unit B Los Angeles, CA	3.0	3.5	2335	$12,500	$5.35	6d	1	1.19mi
425 S Palm Dr Beverly Hills, CA	3.0	2.5	4345	$4,800	$1.10	21d	1	1.20mi
725 N Croft Ave Los Angeles, CA	3.0	3.0	3098	$16,811	$5.43	0d	1	1.21mi
918 S Wooster St #2 Los Angeles, CA	3.0	4.5	2762	$6,999	$2.53	12d	1	1.25mi
1217 Horn Ave #104 West Hollywood, CA	2.0	2.5	2500	$6,395	$2.56	15d	1	1.27mi
1217 Horn Ave #101 West Hollywood, CA	2.0	2.5	2600	$6,750	$2.60	44d	1	1.27mi
450 Smithwood Dr Beverly Hills, CA	2.0	2.5	2676	$7,250	$2.71	44d	1	1.29mi
1341 Sierra Alta Way Los Angeles, CA	3.0	2.5	2574	$16,495	$6.41	23d	1	1.31mi
905 Hartford Way Beverly Hills, CA	3.0	2.0	2200	$12,900	$5.86	44d	1	1.33mi
8283 4th St Los Angeles, CA	3.0	2.0	2200	$6,799	$3.09	44d	1	1.36mi
225 S Hamilton Dr Beverly Hills, CA	2.0–3.0	2.5	2427	$6,995	$2.88	44d	2	1.36mi
225 S Hamilton Dr #106 Beverly Hills, CA	3.0	2.5	2472	$10,500	$4.25	16d	1	1.36mi
1100 Alta Loma Rd #1405 West Hollywood, CA	2.0	3.0	2246	$13,000	$5.79	44d	1	1.37mi
838 N Kings Rd West Hollywood, CA	1.0–2.0	1.5–2.5	1954	$16,350	$8.37	0d	2	1.43mi

HOA detail condo

• Monthly dues: $2,244 · $26,928/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $2,500,000 Active 30 DOM
2. 2026-06-18
   days on market $2,500,000 Active 27 DOM
3. 2026-06-17
   days on market $2,500,000 Active 26 DOM
4. 2026-06-16
   days on market $2,500,000 Active 25 DOM
5. 2026-06-15
   days on market $2,500,000 Active 24 DOM
6. 2026-06-13
   days on market $2,500,000 Active 22 DOM
7. 2026-06-13
   days on market $2,500,000 Active 21 DOM
8. 2026-06-09
   days on market $2,500,000 Active 18 DOM
9. 2026-06-08
   days on market $2,500,000 Active 17 DOM
10. 2026-06-07
    days on market $2,500,000 Active 16 DOM
11. 2026-06-04
    days on market $2,500,000 Active 13 DOM
12. 2026-06-03
    days on market $2,500,000 Active 12 DOM
13. 2026-06-02
    days on market $2,500,000 Active 11 DOM
14. 2026-06-01
    days on market $2,500,000 Active 10 DOM
15. 2026-05-31
    days on market $2,500,000 Active 9 DOM
16. 2026-05-07
    price $2,549,000 1235-char remark
17. 2026-04-08
    price $2,650,000 1235-char remark
18. 2026-03-05
    price $2,750,000 1235-char remark
19. 2026-02-06
    listed $2,900,000 Active 1235-char remark
20. 2002-08-02
    soldstatus $995,000

ⓘ 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: $8,363 · $697/mo
• Projected year-2 tax: $19,000 · $1,583/mo
• Expected delta: +$10,637/yr (+$886/mo · 127.2%)

ⓘ 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 ≥86°F today · 22 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: $91,421
• − Mortgage interest: −$140,039
• − Property taxes: −$8,363
• − Insurance: −$12,500
• − Repairs & maintenance: −$7,314
• − Management: −$7,314
• − HOA: −$26,928
• − Depreciation: −$72,727
• Taxable loss: −$183,764
• Est. tax savings @ 24.0%: +$44,103
• After-tax cash flow: $-88,789/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: Beverly Hills Unified
• NCES district ID: 0604830
• Math proficiency: 57% ▼ -7.00%
• Reading proficiency: 73% ▼ -2.00%
• Median HH income: $89,439
• Composite: 58.93/100
• National rank: #969
• State rank: #61 of 517 in CA

Livability — Beverly Hills

• Score: 74/100
• State rank: #138
• US rank: #4810

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beverly Hills, CA
• County: Los Angeles County · 9,444,647 people
• City population: 38,852
• 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

+151.3% since first listed

6 events — show timeline

• 2026-05-22 Listed $2,500,000 TheMLS
• 2026-05-07 Price Changed — TheMLS
• 2026-04-08 Price Changed — TheMLS
• 2026-03-05 Price Changed — TheMLS
• 2026-02-06 Listed — TheMLS
• 2002-08-02 Sold (Public Records) $995,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $8,363 · +2.6% YoY. Source: county tax records.