341 S Canon Dr · Beverly Hills, CA 90212

$3,199,000

3 bd · 1.0 ba · 5,900 sqft · SingleFamily public records · 34 Days on market

Built 2025 6,072 sqft lot $542/sqft · 41% below area Est $5452k · 41% under

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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 +8.1/10.0
• Schools +5.9/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Cash flow +0.1/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Permits in place; foundation is poured. Your dream home awaits! Build a brand-new residence with significant upside potential in one of the most iconic, sought-after locations in the world, close to the Golden Triangle of Beverly Hills and the high fashion and fine dining of Rodeo Drive. This leafy tree-lined street is positioned central to all, from the eateries and shops along South Beverly Drive and Century City to the west and Pico-Robertson and Miracle Mile to the east. Enjoy close proximity to award-winning parks, golf courses, studios, schools, and houses of worship, all with access to premier city services, top-tier public safety, and popular community and recreational programs. Financing options are available with existing lender.

Key facts

• Close to fine dining
• 6,072 sq ft lot
• 4 parking spots

Tags

• SOUGHT-AFTER LOCATIONS
• CLOSE TO THE GOLDEN TRIANGLE
• CLOSE TO FINE DINING
• LEAFY TREE-LINED STREET
• CENTRAL TO EATERIES AND SHOPS
• CLOSE PROXIMITY TO PARKS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $3.20M.

Deal economics

• At list price, monthly cash flow is $-14k ($-173k/yr) — negative.
• To cash-flow at today's rent, offer at most $650k (79.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $567k (82.3% below list).
• Recommended offer: $567k (82.3% 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 soft (-1.0%/yr); 51 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $5,674/mo this rent would consume 58% of the median local household income ($118k/yr) (locally 1267% 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 $223k of equity ($22k loan paydown + $201k appreciation (6.3% 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 ~$357k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($3.10M) 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 $660k; list at $3.20M implies a 385% gain — meaningful room to come down on a strong offer.

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 $567,384 (82.3% 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. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 82% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.18% ✗
• Cap rate: 0.88%
• Cash-on-cash: -19.33%
• DSCR: 0.14
• GRM: 47.0

CMA / ARV

• ARV (median comp): $5,452,252
• List price: $3,199,000
• Delta: -41.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
137 S Wetherly Dr	0.59mi	4/7.0 (+1)	6,127 (+4%)	9mo	$6,600,000	$1,077	38

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

Projected returns pro-forma

6.28% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $38,638
• Equity at exit: $2,067,083

10-year hold

• IRR: 4.0%
• Equity multiple: 1.88×
• Total profit: $786,668
• Equity at exit: $3,797,919

Cash invested: $895,720 (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 90212

• Home prices YoY: 1.9%
• Rents YoY: -1.0%
• Active inventory: 51
• Price-to-rent: 47.0×

Monthly cashflow live

• Estimated rent: $5,674 medium
• Mortgage (P&I): −$16,776
• Tax from tax record: −$805 /mo · $9,665/yr
• Insurance: −$1,333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,192
• Net cashflow: $-14,432

Break-even live

Break-even rent $23,942

Max offer price $649,539

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: $799,750
• Closing costs: $95,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
425 S Palm Dr Beverly Hills, CA	3.0	2.5	4345	$4,800	$1.10	20d	1	0.33mi
1128 Rexford Dr Unit 3 Los Angeles, CA	2.0	2.0	6240	$3,100	$0.50	44d	1	0.38mi
1128 S Oakhurst Dr Unit 1 Los Angeles, CA	2.0	2.0	4972	$2,795	$0.56	18d	1	0.49mi
204 Foothill Rd Beverly Hills, CA	4.0	4.5	4114	$25,500	$6.20	18d	1	0.60mi
213 S La Peer Dr Beverly Hills, CA	4.0	6.0	5821	$27,500	$4.72	24d	1	0.62mi
1 W Century Dr Los Angeles, CA	2.0–4.0	3.5–5.5	4780	$40,000	$8.37	2d	2	1.06mi
1 W Century Dr Unit 38B Los Angeles, CA	2.0	3.5	5320	$95,000	$17.86	43d	1	1.07mi
1118 S Holt Ave Unit 2 Los Angeles, CA	2.0	2.0	5977	$3,750	$0.63	3d	1	1.13mi
6721 Drexel Ave Los Angeles, CA	4.0	6.0	4619	$22,000	$4.76	43d	1	1.43mi

Listing history 4 events

1. 2026-04-22
   listed $3,199,000 Active 749-char remark

   Show marketing remark (749 chars)

   Permits in place; foundation is poured. Your dream home awaits! Build a brand-new residence with significant upside potential in one of the most iconic, sought-after locations in the world, close to the Golden Triangle of Beverly Hills and the high fashion and fine dining of Rodeo Drive. This leafy tree-lined street is positioned central to all, from the eateries and shops along South Beverly Drive and Century City to the west and Pico-Robertson and Miracle Mile to the east. Enjoy close proximity to award-winning parks, golf courses, studios, schools, and houses of worship, all with access to premier city services, top-tier public safety, and popular community and recreational programs. Financing options are available with existing lender.

2. 2025-01-04
   listed Active
3. 2024-12-16
   historical
4. 2000-11-28
   soldstatus $660,000

ⓘ 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: $9,665 · $805/mo
• Projected year-2 tax: $24,312 · $2,026/mo
• Expected delta: +$14,647/yr (+$1,221/mo · 151.5%)

ⓘ 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: $68,086
• − Mortgage interest: −$179,194
• − Property taxes: −$9,665
• − Insurance: −$15,995
• − Repairs & maintenance: −$5,447
• − Management: −$5,447
• − Depreciation: −$93,062
• Taxable loss: −$240,724
• Est. tax savings @ 24.0%: +$57,774
• After-tax cash flow: $-115,409/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): 10,728
• Household income: $118,019
• Rent vs Own: 78.9% rent · 21.1% own
• Severe rent burden: 1267.0

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 (70%)
• Race & ethnicity: White 70% Asian 12% Two or more races 10% Hispanic / Latino 9% Black 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Scotch-Irish 8% Romanian 7% Lithuanian 4%
• Foreign-born: 33% · Canada, China, Jamaica
• Languages at home: 64% English-only · Other Indo-European 13% Spanish 9% 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: ▲ 6.28%
• Current HPI: 327.6332
• Rent YoY: ▼ -1.02%
• 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

+384.7% since first listed

4 events — show timeline

• 2026-04-22 Listed $3,199,000 TheMLS
• 2025-01-04 Listed — TheMLS
• 2024-12-16 Coming Soon — TheMLS
• 2000-11-28 Sold (Public Records) $660,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $9,665 · -67.9% YoY. Source: county tax records.