324 N Palm Dr #204 · Beverly Hills, CA 90210

$1,395,000

3 bd · 2.0 ba · 1,766 sqft · Condo public records · 3 Days on market

Built 1980

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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).

• Appreciation +9.8/10.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• Cash flow +4.7/30.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Beautiful single-level condo. Prime Beverly Hills area north of Burton Way on a gorgeous tree-lined street. Security building with a doorman, a lovely large lobby, and two remodeled elevators for fast service. Front-facing large light-filled condo with two incredible view balconies. Formal entry with large storage closets. Large living room with fireplace. Large formal dining area. Sunny kitchen with room for an eat-in breakfast table or a great work office area. Inside laundry area set up for side by side washer/dryer. Primary bedroom has a private balcony, an oversized walk-in closet, and a wall of additional wardrobe closets. Primary bath has dual sinks, an oversized soaking tub and a separate shower. Generous sized second bedroom. Central heat and central A/C. Two side-by-side parking spaces in the secure garage. Extra private storage room in the garage. Incredible rooftop sundeck with panoramic views.

Key facts

• New hardwood floors
• Security building
• Fireplace

Tags

• SECURITY BUILDING
• LARGE LIGHT-FILLED CONDO
• TWO INCREDIBLE VIEW BALCONIES
• NEW HARDWOOD FLOORS
• LARGE STORAGE CLOSETS
• FIREPLACE

Property features AI

Finance

• Other: Disclosures: CC&R, sold/as-is
• HOA & community: HOA amenities include exercise room; HOA amenities include sun deck; HOA fees paid monthly; Pet rules: contact association; Complex has 28 units; Complex name: Royal Palm

Exterior

• Parking: Private gated 2-car garage; 2 covered parking spaces (total 2 spaces)
• Security: Automatic gate; Other security features
• Home design: Residential condo/co-op; Low-rise attached condominium; Single-level living; Entry on 2nd floor; Facing unspecified direction
• Construction: Attached construction
• Exterior features: Tree-top view; Sun deck; Has view

Interior

• Kitchen: Dishwasher; Range/Oven; Refrigerator; Garbage disposal
• Flooring: Marble floors; Hardwood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Family room; Breakfast area; Built-in cabinets; Fireplace in living room
• Laundry & utility: In-unit laundry with washer and dryer; Laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $1.40M.

Deal economics

• At list price, monthly cash flow is $-3k ($-42k/yr) — negative.
• To cash-flow at today's rent, offer at most $985k (29.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $862k (38.2% below list).
• Recommended offer: $862k (38.2% below list) — sets the bar for 1% rule.

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); 308 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $8,621/mo this rent would consume 55% 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 $143k of equity ($10k loan paydown + $133k 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 ~$230k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 29y 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.
• Current owner paid $1.15M; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $862,149 (38.2% 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: 0.62% ✗
• Cap rate: 3.28%
• Cash-on-cash: -10.75%
• DSCR: 0.52
• GRM: 13.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 15.4%
• Equity multiple: 2.24×
• Total profit: $484,443
• Equity at exit: $1,211,890

10-year hold

• IRR: 14.8%
• Equity multiple: 5.02×
• Total profit: $1,571,672
• Equity at exit: $2,567,200

Cash invested: $390,600 (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: 308
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $8,621 high
• Mortgage (P&I): −$7,316
• Tax from tax record: −$1,235 /mo · $14,817/yr
• Insurance: −$581
• HOA est. from 1 same-building comp: −$1,178
• Vacancy / Maint / Mgmt: −$1,811
• Net cashflow: $-3,499

Break-even live

Break-even rent $13,050

Max offer price $776,961

Occupancy floor —

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: $348,750
• Closing costs: $41,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
324 N Palm Dr #206 Beverly Hills, CA	3.0	2.0	2014	$7,750	$3.85	18d	1	0.02mi
333 N Palm Dr Unit 310 Beverly Hills, CA	2.0	3.0	1587	$15,076	$9.50	24d	1	0.06mi
339 N Oakhurst Dr Beverly Hills, CA	2.0	2.5	1800	$6,750	$3.75	43d	1	0.10mi
350 N Palm Dr Beverly Hills, CA	1.0–2.0	1.5–2.5	1562	$21,500	$13.76	4d	13	0.14mi
350 N Palm Dr Beverly Hills, CA	1.0–2.0	1.5–2.5	1562	$21,500	$13.76	1d	11	0.14mi
9249 Burton Way #404 Beverly Hills, CA	2.0	2.5	1567	$8,500	$5.42	15d	1	0.14mi
9152 Alden Dr Beverly Hills, CA	2.0–3.0	2.5	1600	$5,295	$3.31	2d	1	0.15mi
9265 Burton Way Beverly Hills, CA	2.0	2.0	1525	$7,748	$5.08	24d	1	0.17mi
326 N Doheny Dr Beverly Hills, CA	4.0	3.0	2358	$12,800	$5.43	43d	1	0.18mi
403 N Oakhurst Dr Beverly Hills, CA	2.0	2.0	1296	$4,600	$3.55	43d	1	0.19mi
9000 W 3rd St Los Angeles, CA	1.0–2.0	2.0–2.5	1610	$22,000	$13.66	43d	2	0.20mi
408 N Palm Dr Beverly Hills, CA	3.0	2.0	1600	$5,350	$3.34	24d	1	0.21mi
411 N Oakhurst Dr #305 Beverly Hills, CA	2.0	3.0	1594	$6,950	$4.36	17d	1	0.22mi
9000 W 3rd St #104 Los Angeles, CA	2.0	3.0	2400	$29,800	$12.42	1d	1	0.22mi
406 N Oakhurst Dr #202 Beverly Hills, CA	2.0	2.0	1264	$3,900	$3.09	7d	1	0.22mi
412 N Palm Dr #302 Beverly Hills, CA	2.0	2.0	1549	$4,995	$3.22	43d	1	0.22mi
9297 Burton Way Apt 1 Beverly Hills, CA	3.0	2.0	1750	$5,795	$3.31	43d	1	0.23mi
9297 Burton Way #3 Beverly Hills, CA	3.0	2.0	1750	$6,695	$3.83	15d	1	0.23mi
9297 Burton Way Unit A Beverly Hills, CA	3.0	2.0	1750	$5,795	$3.31	15d	1	0.23mi
9297 Burton Way Unit C Beverly Hills, CA	3.0	2.0	1750	$6,795	$3.88	43d	1	0.23mi
411 N Palm Dr Beverly Hills, CA	2.0–3.0	2.0–2.5	1475	$4,900	$3.32	43d	6	0.23mi
209 N Doheny Dr Beverly Hills, CA	3.0	4.0	2454	$14,995	$6.11	43d	1	0.24mi
412 N Oakhurst Dr Beverly Hills, CA	2.0	2.0	1310	$4,500	$3.44	43d	2	0.25mi
115 N Wetherly Dr Los Angeles, CA	3.0	2.0	1250	$3,398	$2.72	24d	1	0.25mi
245 N Wetherly Dr Beverly Hills, CA	3.0	3.5	2015	$13,500	$6.70	43d	1	0.25mi
9303 Burton Way Unit A Beverly Hills, CA	3.0	3.0	2154	$9,950	$4.62	3d	1	0.25mi
419 N Oakhurst Dr #203 Beverly Hills, CA	2.0	3.0	1616	$4,995	$3.09	7d	1	0.26mi
8930 Burton Way #302 Beverly Hills, CA	2.0	2.5	1300	$4,699	$3.61	43d	1	0.29mi
9323 Burton Way Unit A Beverly Hills, CA	3.0	3.0	2145	$8,495	$3.96	43d	1	0.30mi
303 N La Peer Dr Beverly Hills, CA	2.0	2.0	1500	$4,222	$2.81	43d	4	0.32mi
429 N Oakhurst Dr #203 Beverly Hills, CA	2.0	2.0	1289	$4,900	$3.80	43d	1	0.33mi
101 N La Peer Dr Los Angeles, CA	3.0	2.0	1517	$7,247	$4.78	43d	1	0.33mi
433 N Palm Dr Beverly Hills, CA	1.0–2.0	1.5–2.5	1750	$4,750	$2.71	43d	2	0.34mi
325 S Swall Dr Los Angeles, CA	2.0	2.0	1248	$4,950	$3.97	43d	2	0.34mi
325 S Swall Dr #301 Los Angeles, CA	2.0	2.0	1246	$4,950	$3.97	20d	1	0.34mi
435 N Oakhurst Dr Unit 905 Beverly Hills, CA	2.0	2.5	1500	$6,850	$4.57	21d	1	0.35mi
138 N Almont Dr West Hollywood, CA	3.0	2.0	2000	$7,800	$3.90	43d	1	0.35mi
113 N Doheny Dr Beverly Hills, CA	4.0	2.5	2425	$9,000	$3.71	2d	1	0.35mi
432 N Oakhurst Dr #402 Beverly Hills, CA	3.0	4.0	2010	$11,995	$5.97	16d	1	0.36mi
165 N Almont Dr Beverly Hills, CA	3.0	2.0	1250	$3,595	$2.88	15d	1	0.37mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: doormansecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-06-18
   days on market $1,395,000 Active 3 DOM
2. 2026-06-17
   days on market $1,395,000 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $1,395,000 Active 1 DOM

ⓘ 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: $14,817 · $1,235/mo
• Projected year-2 tax: $14,817 · $1,235/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥86°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: $103,458
• − Mortgage interest: −$78,142
• − Property taxes: −$14,817
• − Insurance: −$6,975
• − Repairs & maintenance: −$8,277
• − Management: −$8,277
• − HOA: −$14,136
• − Depreciation: −$40,582
• Taxable loss: −$67,747
• Est. tax savings @ 24.0%: +$16,259
• After-tax cash flow: $-25,724/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

+353.7% since first listed

14 events — show timeline

• 2026-06-15 Listed $1,395,000 TheMLS
• 2021-09-30 Sold (Public Records) $1,150,000 Public Records
• 2021-09-30 Sold (MLS) $1,150,000 TheMLS
• 2021-09-03 Pending — TheMLS
• 2021-08-16 Contingent — TheMLS
• 2021-08-09 Listed $1,225,000 TheMLS
• 1998-04-14 Sold (Public Records) $338,000 Public Records
• 1998-04-14 Sold (MLS) $335,000 TheMLS
• 1998-03-11 Delisted — TheMLS
• 1998-01-19 Listed $349,000 TheMLS
• 1997-07-12 Delisted — TheMLS
• 1997-05-12 Listed — TheMLS
• 1988-05-03 Sold (Public Records) $330,000 Public Records
• 1987-06-01 Sold (Public Records) $307,500 Public Records

Property tax history

+7.2%/yr

Latest (2025): $14,817 · +2.2% YoY. Source: county tax records.