315 N Swall Dr #103 · Beverly Hills, CA 90211

$1,595,000

2 bd · 3.0 ba · 2,143 sqft · Condo public records · 20 Days on market

Built 1986 $744/sqft · 15% below area Est $1868k · 15% under $1009/mo HOA · 14% of rent ↓ 27% since listing

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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 +14.1/15.0
• Appreciation +10.0/10.0
• Schools +5.9/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Cash flow +2.3/30.0
• Rent growth +2.0/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

On a peaceful, tree-lined street in prime Beverly Hills, this stylish residence offers the scale and presence of a private home. With an expansive wrap around yard and several sliding doors, enjoy seamless indoor-outdoor living in the heart of the City. The three bedroom unit boasts soaring ceilings, abundant natural light, and a spacious, thoughtfully designed floor plan, offering both grandeur and everyday livability with several luxurious upgrades. Upon entry, a large foyer opens up to a wonderful living, dining room, and office den. Enjoy breakfast on the front balcony or at the charming breakfast nook adjacent to a chef's kitchen that dazzles with sleek quartz finishes and premium stai

Key facts

• Wrap around yard
• Breakfast nook
• Large foyer

Tags

• WRAP AROUND YARD
• INDOOR OUTDOOR LIVING
• LARGE FOYER
• BREAKFAST NOOK
• CHEF KITCHEN
• FORMAL DINING AREA

Property features AI

Finance

• Other: Complex name: The Swall; Directions available: Burton Way and North Swall Drive / travel east on Burton Way, turn right onto N Swall Dr
• Financial info: Complex of 10 units
• HOA & community: HOA maintains landscaping; Association pet rules (call for details); HOA fees include building and grounds, trash, water and sewer, and maintenance; Monthly HOA fee and an additional monthly fee

Exterior

• Parking: Gated underground parking with controlled entrance; Side-by-side subterranean spaces; 2 covered parking spaces (2 garage spaces)
• Security: Card/code access; Fire and smoke detection system; Fire sprinklers; Alarm system; Intercom; Controlled entrance
• Utilities: Public/district water; Sewer in street; Standard power (details not provided)
• Home design: Residential condominium (attached, low-rise); One-level entry; Total of 3 floors in building; East exposure; Updated/remodeled condition
• Construction: Stucco exterior; Foam roof
• Exterior features: Balcony and wrap-around porch; Open patio; Sliding glass doors; Double-door entry; Vinyl fence; Sprinkler system with timer; Walk-street and trees/woods view; Has view; City lot location

Interior

• Kitchen: Remodeled kitchen; Convection oven; Gas/electric range; Range hood; Microwave; Hood fan; Refrigerator; Garbage disposal; Water filter/water purifier
• Bedrooms: Walk-in closet
• Flooring: Marble floors; Tile floors
• Bathrooms: 2 full bathrooms; 1 half bathroom; Powder room; Shower and tub; Tile surfaces; Shower stall; Double vanity(s)
• Heating & cooling: Central heating; Central air conditioning; Central water heater
• Interior features: High ceilings (9+ feet); Common walls (attached); Recessed lighting; Storage space; Turnkey condition; Crown molding; Built-ins; Open floor plan; Living room balcony; Ground-level entry with steps; Drapes/curtains and custom window coverings
• Laundry & utility: In-unit laundry room; Washer

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath condo listed at $1.59M.

Deal economics

• At list price, monthly cash flow is $-6k ($-68k/yr) — negative.
• To cash-flow at today's rent, offer at most $591k (62.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $716k (55.1% below list).
• Recommended offer: $591k (62.9% 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 soft (-1.9%/yr); 45 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 $7,162/mo this rent would consume 70% of the median local household income ($123k/yr) (locally 824% 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 $171k of equity ($11k loan paydown + $160k appreciation (10.0% 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 ~$274k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($1.57M) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 28y 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 $925k; list at $1.59M implies a 72% 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 $591,021 (62.9% 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: 0.45% ✗
• Cap rate: 2.02%
• Cash-on-cash: -15.27%
• DSCR: 0.32
• GRM: 18.6

CMA / ARV

• ARV (median comp): $1,867,974
• List price: $1,595,000
• Delta: -9.26%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 13.2%
• Equity multiple: 2.09×
• Total profit: $486,021
• Equity at exit: $1,436,902

10-year hold

• IRR: 13.1%
• Equity multiple: 4.76×
• Total profit: $1,678,924
• Equity at exit: $3,098,734

Cash invested: $446,600 (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 90211

• Home prices YoY: 1.9%
• Rents YoY: -1.9%
• Active inventory: 45
• Price-to-rent: 18.6×

Monthly cashflow live

• Estimated rent: $7,162 high
• Mortgage (P&I): −$8,364
• Tax from tax record: −$1,304 /mo · $15,643/yr
• Insurance: −$665
• HOA: −$1,009
• Vacancy / Maint / Mgmt: −$1,504
• Net cashflow: $-5,683

Break-even live

Break-even rent $14,356

Max offer price $591,021

Occupancy floor —

Sensitivity live

Price	-10% $-4,780	-5% $-5,232	+0% $-5,683	+5% $-6,135	+10% $-6,586
Rent	-10% $-6,249	-5% $-5,966	+0% $-5,683	+5% $-5,400	+10% $-5,117
Rate	-1.0pp $-4,880	-0.5pp $-5,278	base $-5,683	+0.5pp $-6,097	+1.0pp $-6,517

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: $398,750
• Closing costs: $47,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 N Swall Dr #457 Beverly Hills, CA	2.0	2.5	2947	$10,800	$3.66	44d	1	0.04mi
303 N La Peer Dr Beverly Hills, CA	2.0	2.0	1500	$4,222	$2.81	44d	4	0.06mi
160 N La Peer Dr Beverly Hills, CA	2.0	2.5	2270	$13,725	$6.05	44d	4	0.16mi
245 N Wetherly Dr Beverly Hills, CA	3.0	3.5	2015	$13,500	$6.70	44d	1	0.17mi
467 Arnaz Dr Los Angeles, CA	1.0–2.0	1.0–2.0	1258	$4,300	$3.42	0d	9	0.18mi
150 N Almont Dr #203 Beverly Hills, CA	3.0	2.0	1611	$5,900	$3.66	12d	1	0.18mi
9000 W 3rd St #104 Los Angeles, CA	2.0	3.0	2400	$29,800	$12.42	0d	1	0.19mi
438 Arnaz Dr #106 Los Angeles, CA	3.0	3.5	1687	$7,450	$4.42	44d	1	0.20mi
9000 W 3rd St Los Angeles, CA	1.0–2.0	2.0–2.5	1610	$22,000	$13.66	44d	2	0.21mi
428 Arnaz Dr Los Angeles, CA	3.0	3.5	2035	$11,000	$5.41	4d	1	0.21mi
209 N Doheny Dr Beverly Hills, CA	3.0	4.0	2454	$14,995	$6.11	44d	1	0.24mi
123 S Clark Dr #303 West Hollywood, CA	3.0	2.5	1666	$6,500	$3.90	44d	1	0.25mi
153 N Arnaz Dr Beverly Hills, CA	2.0	2.0	1700	$5,850	$3.44	44d	1	0.26mi
432 S Hamel Rd #303 Los Angeles, CA	2.0	3.0	1452	$6,200	$4.27	2d	1	0.27mi
317 S Hamel Rd Los Angeles, CA	2.0–4.0	2.0–4.0	1897	$3,995	$2.11	6d	3	0.27mi
420 S Hamel Rd Ph 1 Los Angeles, CA	3.0	3.0	2220	$9,500	$4.28	44d	1	0.27mi
482 S Hamel Rd Los Angeles, CA	3.0	3.5	1750	$8,500	$4.86	44d	1	0.28mi
152 N Arnaz Dr Unit B Beverly Hills, CA	2.0	1.5	1500	$3,795	$2.53	44d	1	0.28mi
152 N Arnaz Dr Beverly Hills, CA	2.0	1.5	1500	$3,795	$2.53	23d	1	0.28mi
147 S Doheny Dr Apt 303 Los Angeles, CA	2.0	2.0	1400	$4,595	$3.28	0d	1	0.30mi
8865 Alden Dr Los Angeles, CA	2.0	2.0	1850	$4,400	$2.38	25d	1	0.31mi
101 N La Peer Dr Los Angeles, CA	3.0	2.0	1517	$7,247	$4.78	44d	1	0.31mi
107 N Swall Dr #201 Los Angeles, CA	2.0	3.0	1770	$5,300	$2.99	44d	1	0.33mi
122 N Clark Dr West Hollywood, CA	2.0	2.0–2.5	1534	$5,950	$3.88	44d	2	0.34mi
122 N Clark Dr #405 West Hollywood, CA	2.0	2.5	1552	$6,000	$3.87	25d	1	0.34mi
8611 Burton Way Los Angeles, CA	2.0–3.0	2.5	1689	$6,499	$3.85	25d	2	0.36mi
8611 Burton Way Los Angeles, CA	2.0–3.0	2.5	1689	$6,250	$3.70	3d	2	0.36mi
132 N Swall Dr #301 Los Angeles, CA	2.0	2.0	1470	$7,500	$5.10	44d	1	0.36mi
145 N Willaman Dr Beverly Hills, CA	3.0	2.5	2379	$15,000	$6.31	7d	1	0.37mi
324 N Palm Dr #206 Beverly Hills, CA	3.0	2.0	2014	$7,750	$3.85	20d	1	0.37mi
138 N Hamel Dr Beverly Hills, CA	3.0	2.5	2000	$8,500	$4.25	44d	1	0.37mi
138 N Almont Dr West Hollywood, CA	3.0	2.0	2000	$7,800	$3.90	44d	1	0.38mi
339 N Oakhurst Dr Beverly Hills, CA	2.0	2.5	1800	$6,750	$3.75	44d	1	0.39mi
9152 Alden Dr Beverly Hills, CA	2.0–3.0	2.5	1600	$4,895	$3.06	3d	1	0.42mi
8607 Clifton Way Beverly Hills, CA	3.0	3.0	1850	$16,500	$8.92	25d	1	0.42mi
333 N Palm Dr Unit 310 Beverly Hills, CA	2.0	3.0	1587	$15,076	$9.50	25d	1	0.43mi
350 N Palm Dr Beverly Hills, CA	1.0–2.0	1.5–2.5	1603	$21,500	$13.41	0d	15	0.44mi
350 N Palm Dr Beverly Hills, CA	1.0–2.0	1.5–2.5	1562	$21,500	$13.76	6d	13	0.44mi
424 S Holt Ave Los Angeles, CA	2.0	2.0	1400	$3,795	$2.71	44d	1	0.45mi
411 N Oakhurst Dr #305 Beverly Hills, CA	2.0	3.0	1594	$6,950	$4.36	18d	1	0.47mi

HOA detail condo

• Monthly dues: $1,009 · $12,108/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 41 events

1. 2026-06-21
   days on market $1,595,000 Active 20 DOM
2. 2026-06-18
   days on market $1,595,000 Active 17 DOM
3. 2026-06-17
   days on market $1,595,000 Active 16 DOM
4. 2026-06-16
   days on market $1,595,000 Active 15 DOM
5. 2026-06-15
   days on market $1,595,000 Active 14 DOM
6. 2026-06-13
   days on market $1,595,000 Active 12 DOM
7. 2026-06-13
   days on market $1,595,000 Active 11 DOM
8. 2026-06-09
   days on market $1,595,000 Active 8 DOM
9. 2026-06-08
   days on market $1,595,000 Active 7 DOM
10. 2026-06-07
    days on market $1,595,000 Active 6 DOM
11. 2026-06-04
    days on market $1,595,000 Active 3 DOM
12. 2026-06-03
    days on market $1,595,000 Active 2 DOM
13. 2026-06-02
    pricedays on marketlisting id $1,595,000 Active 1 DOM
14. 2026-05-31
    days on market $1,695,000 Active 80 DOM
15. 2026-03-12
    listed $1,695,000 Active 1661-char remark
16. 2025-11-05
    status Active
17. 2025-10-22
    historical Backup Offers Accepted
18. 2025-09-02
    listed Active
19. 2013-03-05
    historical Hold
20. 2013-02-26
    listed Active
21. 2008-07-30
    historical
22. 2008-04-03
    listed
23. 2008-02-05
    historical
24. 2007-10-16
    price
25. 2007-09-14
    price
26. 2007-08-20
    listed
27. 2007-08-17
    historical
28. 2007-08-16
    listed
29. 2004-06-16
    soldstatus $925,000
30. 2004-06-16
    soldstatus $925,000
31. 2004-05-17
    historical
32. 2004-05-12
    listed $925,000
33. 2000-05-03
    soldstatus $525,000
34. 2000-04-18
    soldstatus $525,000
35. 2000-04-05
    historical
36. 2000-01-24
    listed $559,000
37. 1998-09-19
    soldstatus $510,000
38. 1998-09-18
    soldstatus $510,000
39. 1998-09-02
    historical
40. 1998-07-13
    listed $525,000
41. 1998-02-19
    soldstatus $2,195,000

ⓘ 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: $15,643 · $1,304/mo
• Projected year-2 tax: $15,643 · $1,304/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 ≥88°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: $85,948
• − Mortgage interest: −$89,345
• − Property taxes: −$15,643
• − Insurance: −$7,975
• − Repairs & maintenance: −$6,876
• − Management: −$6,876
• − HOA: −$12,108
• − Depreciation: −$46,400
• Taxable loss: −$99,275
• Est. tax savings @ 24.0%: +$23,826
• After-tax cash flow: $-44,374/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): 9,120
• Household income: $122,694
• Rent vs Own: 61.1% rent · 38.9% own
• Severe rent burden: 824.0

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 (66%)
• Race & ethnicity: White 66% Asian 20% Two or more races 6% Hispanic / Latino 6% Black 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Scotch-Irish 7% Romanian 4% Lithuanian 3%
• Foreign-born: 39% · Canada, South Korea, China
• Languages at home: 51% English-only · Other Indo-European 21% Spanish 7% Korean 5%

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: ▲ 10.15%
• Current HPI: 529.6304
• Rent YoY: ▼ -1.89%
• 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

-27.3% since first listed

28 events — show timeline

• 2026-06-01 Listed $1,595,000 TheMLS
• 2026-03-12 Listed — TheMLS
• 2025-11-05 Relisted — TheMLS
• 2025-10-22 Contingent — TheMLS
• 2025-09-02 Listed — TheMLS
• 2013-03-05 Delisted — TheMLS
• 2013-02-26 Listed — TheMLS
• 2008-07-30 Delisted — TheMLS
• 2008-04-03 Listed — TheMLS
• 2008-02-05 Delisted — TheMLS
• 2007-10-16 Price Changed — TheMLS
• 2007-09-14 Price Changed — TheMLS
• 2007-08-20 Listed — TheMLS
• 2007-08-17 Delisted — TheMLS
• 2007-08-16 Listed — TheMLS
• 2004-06-16 Sold (Public Records) $925,000 Public Records
• 2004-06-16 Sold (MLS) $925,000 TheMLS
• 2004-05-17 Delisted — TheMLS
• 2004-05-12 Listed $925,000 TheMLS
• 2000-05-03 Sold (MLS) $525,000 TheMLS
• 2000-04-18 Sold (Public Records) $525,000 Public Records
• 2000-04-05 Delisted — TheMLS
• 2000-01-24 Listed $559,000 TheMLS
• 1998-09-19 Sold (MLS) $510,000 TheMLS
• 1998-09-18 Sold (Public Records) $510,000 Public Records
• 1998-09-02 Delisted — TheMLS
• 1998-07-13 Listed $525,000 TheMLS
• 1998-02-19 Sold (Public Records) $2,195,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $15,643 · +2.3% YoY. Source: county tax records.