2430 Coldwater Canyon Dr · Los Angeles, CA 90210

$2,249,000

3 bd · 2.0 ba · 1,680 sqft · SingleFamily public records · 155 Days on market

Built 1958 10,431 sqft lot $1339/sqft · 7% above area Est $2505k · 10% 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 +12.1/15.0
• Appreciation +9.8/10.0
• Cash flow +4.1/30.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Great opportunity find!! For owner/user, developer, or investor. This home includes 2430 and 2428 Coldwater cyn addresses as per Seller and public records. Spacious 2 bedroom, 2 bath upper level with gourmet kitchen, high ceilings, large master with direct access to back yard. Hardwood Flooring throughout the upstairs is Lower lever with separate access to the 1 bedroom, 1 bath ADU with permits as per Seller. Live upstairs and rent the ADU, assemble both into one inclusive home. options are endless. The home is gated with a horseshoe driveway within for easy egress.

Key facts

• Hardwood flooring
• Gated home
• Gourmet kitchen

Tags

• GOURMET KITCHEN
• HARDWOOD FLOORING
• SEPARATE ACCESS
• GATED HOME
• HORSESHOE DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $2.25M.

Deal economics

• At list price, monthly cash flow is $-6k ($-74k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.16M (48.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.06M (52.7% below list).
• Recommended offer: $1.06M (52.7% below list) — sets the bar for 1% rule.
• Cap rate 3.0% 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; 20 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 $10,643/mo this rent would consume 68% 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 $230k of equity ($16k loan paydown + $215k 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 ~$370k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($1.98M) 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 $1.18M; list at $2.25M implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,064,342 (52.7% 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 155 days. Have you received any prior offers? Is the seller open to a 53% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.47% ✗
• Cap rate: 3.01%
• Cash-on-cash: -11.72%
• DSCR: 0.48
• GRM: 17.6

CMA / ARV

• ARV (median comp): $2,505,301
• List price: $2,249,000
• Delta: -10.23%
• 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: 14.8%
• Equity multiple: 2.19×
• Total profit: $751,345
• Equity at exit: $1,953,793

10-year hold

• IRR: 14.4%
• Equity multiple: 4.93×
• Total profit: $2,477,284
• Equity at exit: $4,138,805

Cash invested: $629,720 (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: 17.6×

Monthly cashflow live

• Estimated rent: $10,643 high
• Mortgage (P&I): −$11,794
• Tax from tax record: −$1,827 /mo · $21,927/yr
• Insurance: −$937
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,235
• Net cashflow: $-6,150

Break-even live

Break-even rent $18,428

Max offer price $1,162,576

Occupancy floor —

Sensitivity live

Price	-10% $-4,877	-5% $-5,513	+0% $-6,150	+5% $-6,787	+10% $-7,423
Rent	-10% $-6,991	-5% $-6,570	+0% $-6,150	+5% $-5,730	+10% $-5,309
Rate	-1.0pp $-5,017	-0.5pp $-5,578	base $-6,150	+0.5pp $-6,733	+1.0pp $-7,326

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: $562,250
• Closing costs: $67,470
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9549 Dalegrove Dr Beverly Hills, CA	3.0	2.0	1655	$7,995	$4.83	45d	1	0.22mi
2221 Bowmont Dr Beverly Hills, CA	3.0	3.0	1983	$16,999	$8.57	44d	1	0.49mi
2107 El Roble Ln Beverly Hills, CA	3.0	2.0	1826	$11,750	$6.43	25d	1	0.52mi
2001 Coldwater Canyon Dr Beverly Hills, CA	3.0	4.0	2194	$11,995	$5.47	44d	1	0.70mi
8500 W Sunset Crest Pl Los Angeles, CA	2.0	2.0	1212	$15,000	$12.38	44d	1	0.90mi
2154 Ridgemont Dr Los Angeles, CA	2.0	2.0	1623	$8,500	$5.24	19d	1	1.03mi
9249 Crescent Dr Los Angeles, CA	3.0	2.0	1950	$12,500	$6.41	44d	1	1.04mi
8743 Hollywood Hills Rd Los Angeles, CA	2.0	2.0	1402	$6,450	$4.60	17d	1	1.09mi
8743 Hollywood Hills Rd Los Angeles, CA	2.0	2.0	1402	$6,450	$4.60	25d	1	1.09mi
8870 Wonderland Ave Los Angeles, CA	3.0	2.0	1495	$7,500	$5.02	21d	1	1.12mi
3946 Alta Mesa Dr Studio City, CA	3.0	2.0	1799	$6,700	$3.72	44d	1	1.17mi
8831 Lookout Mountain Ave Los Angeles, CA	3.0	2.0	1673	$9,500	$5.68	8d	1	1.27mi
8570 Wonderland Ave Los Angeles, CA	2.0	2.0	1083	$4,950	$4.57	25d	1	1.35mi
2144 Sunset Plaza Dr Los Angeles, CA	2.0	2.0	1464	$11,500	$7.86	44d	1	1.37mi
8895 Appian Way Los Angeles, CA	3.0	2.5	1812	$8,495	$4.69	44d	1	1.40mi
2013 Cyprean Dr Los Angeles, CA	2.0	2.0	1441	$6,950	$4.82	6d	1	1.40mi
12056 Laurel Terrace Dr Studio City, CA	3.0	2.0	1704	$6,500	$3.81	25d	1	1.40mi
2740 Hutton Dr Beverly Hills, CA	2.0	2.0	1700	$8,800	$5.18	44d	1	1.41mi
1919 San Ysidro Dr Beverly Hills, CA	3.0	2.0	1884	$10,500	$5.57	25d	1	1.44mi
3641 Sunswept Dr Studio City, CA	3.0	3.0	1762	$6,995	$3.97	44d	1	1.46mi

Listing history 16 events

1. 2026-06-18
   days on market $2,249,000 Active 155 DOM
2. 2026-06-17
   days on market $2,249,000 Active 154 DOM
3. 2026-06-16
   days on market $2,249,000 Active 153 DOM
4. 2026-06-15
   days on market $2,249,000 Active 152 DOM
5. 2026-06-13
   days on market $2,249,000 Active 150 DOM
6. 2026-06-09
   days on market $2,249,000 Active 146 DOM
7. 2026-06-08
   days on market $2,249,000 Active 145 DOM
8. 2026-06-07
   days on market $2,249,000 Active 144 DOM
9. 2026-06-04
   days on market $2,249,000 Active 141 DOM
10. 2026-06-03
    days on market $2,249,000 Active 140 DOM
11. 2026-06-02
    days on market $2,249,000 Active 139 DOM
12. 2026-06-01
    days on market $2,249,000 Active 138 DOM
13. 2026-05-31
    days on market $2,249,000 Active 137 DOM
14. 2026-01-14
    listed $2,249,000 Active 573-char remark

    Show marketing remark (573 chars)

    Great opportunity find!! For owner/user, developer, or investor. This home includes 2430 and 2428 Coldwater cyn addresses as per Seller and public records. Spacious 2 bedroom, 2 bath upper level with gourmet kitchen, high ceilings, large master with direct access to back yard. Hardwood Flooring throughout the upstairs is Lower lever with separate access to the 1 bedroom, 1 bath ADU with permits as per Seller. Live upstairs and rent the ADU, assemble both into one inclusive home. options are endless. The home is gated with a horseshoe driveway within for easy egress.

15. 2025-01-15
    listed Active
16. 2005-11-16
    soldstatus $1,175,000

ⓘ 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: $21,927 · $1,827/mo
• Projected year-2 tax: $21,927 · $1,827/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 6/10 Major FEMA zone X (unshaded) · 14% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 5 d/yr ≥92°F today · 16 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: $127,721
• − Mortgage interest: −$125,979
• − Property taxes: −$21,927
• − Insurance: −$11,245
• − Repairs & maintenance: −$10,218
• − Management: −$10,218
• − Depreciation: −$65,425
• Taxable loss: −$117,290
• Est. tax savings @ 24.0%: +$28,150
• After-tax cash flow: $-45,650/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

+91.4% since first listed

3 events — show timeline

• 2026-01-14 Listed $2,249,000 TheMLS
• 2025-01-15 Listed — TheMLS
• 2005-11-16 Sold (Public Records) $1,175,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $21,927 · +1.4% YoY. Source: county tax records.