434 S Canon #202 · Beverly Hills, CA 90212

$679,000

1 bd · 2.0 ba · 1,133 sqft · Condo public records · 98 Days on market

Built 1964 $599/sqft · 22% below area Est $865k · 22% under $517/mo HOA · 14% 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 +8.1/10.0
• Schools +5.9/10.0
• Livability +3.7/5.0
• Cash flow +3.0/30.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Don’t miss this opportunity to own in Beverly Hills for under $700K. Beautifully updated and spacious one-bedroom, one-and-a-half-bathroom condo located in the heart of Beverly Hills. This residence features an open floor plan with an oversized dining area that can easily be converted into a den or home office. Recently remodeled, it boasts brand-new kitchen cabinets and all-new stainless-steel appliances and newer HVAC system. Enjoy access to a rooftop deck with stunning mountain views and sparkling city lights — the perfect spot to relax or entertain. Additional highlights include low HOA dues and one assigned parking space in a secure, gated garage. Ideally situated near world-class shopping, fine dining, vibrant nightlife, and top-rated Beverly Hills schools, this condo offers the best of comfort, style, and prime location in one of Los Angeles’s most desirable neighborhoods.

Key facts

• Open floor plan
• Rooftop deck
• City lights

Tags

• OPEN FLOOR PLAN
• OVERSIZED DINING AREA
• ROOFTOP DECK
• MOUNTAIN VIEWS
• CITY LIGHTS
• BRAND-NEW KITCHEN CABINETS

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $679k.

Deal economics

• At list price, monthly cash flow is $-2k ($-26k/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (57.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $365k (46.2% below list).
• Recommended offer: $291k (57.1% 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 (-1.0%/yr); 51 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 37% of the median local income ($118k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $47k of equity ($5k loan paydown + $43k 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 ~$76k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($618k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago; this cycle's ask has dropped $70k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $590k; 15% 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 $291,381 (57.1% 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 98 days. Have you received any prior offers? Is the seller open to a 57% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.54% ✗
• Cap rate: 2.42%
• Cash-on-cash: -13.85%
• DSCR: 0.38
• GRM: 15.5

CMA / ARV

• ARV (median comp): $865,345
• List price: $679,000
• Delta: -21.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 4.3%
• Equity multiple: 1.30×
• Total profit: $57,067
• Equity at exit: $438,746

10-year hold

• IRR: 6.4%
• Equity multiple: 2.35×
• Total profit: $255,881
• Equity at exit: $806,123

Cash invested: $190,120 (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: 15.5×

Monthly cashflow live

• Estimated rent: $3,652 high
• Mortgage (P&I): −$3,561
• Tax from tax record: −$719 /mo · $8,622/yr
• Insurance: −$283
• HOA: −$517
• Vacancy / Maint / Mgmt: −$767
• Net cashflow: $-2,194

Break-even live

Break-even rent $6,429

Max offer price $291,381

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: $169,750
• Closing costs: $20,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
456 Smithwood Dr Beverly Hills, CA	2.0	1.5	942	$4,100	$4.35	7d	1	0.06mi
9374 W Olympic Blvd Unit 1/2 Beverly Hills, CA	2.0	2.0	1100	$3,750	$3.41	43d	1	0.08mi
9372 W Olympic Blvd Beverly Hills, CA	2.0	2.0	1100	$3,500	$3.18	43d	1	0.08mi
1115 S Elm Dr Los Angeles, CA	1.0–2.0	2.0	914	$2,995	$3.28	43d	2	0.14mi
1115 S Elm Dr #513 Los Angeles, CA	2.0	2.0	1061	$3,999	$3.77	24d	1	0.14mi
350 S Reeves Dr Unit 203 Beverly Hills, CA	2.0	2.0	1307	$4,500	$3.44	18d	1	0.17mi
442 Rexford Dr Unit 207 Beverly Hills, CA	2.0	1.0	850	$3,084	$3.63	3d	1	0.20mi
426 S Rexford Dr Beverly Hills, CA	2.0	2.0	1100	$2,900	$2.64	14d	1	0.20mi
357 S Rexford Dr Beverly Hills, CA	1.0	1.0	810	$2,795	$3.45	20d	1	0.21mi
333 S Reeves Dr Beverly Hills, CA	1.0	1.0	750	$2,595	$3.46	43d	1	0.21mi
337 S Elm Dr Apt 1 Beverly Hills, CA	2.0	2.0	1208	$4,198	$3.48	16d	1	0.22mi
337 S Elm Dr Apt 1 Beverly Hills, CA	2.0	2.0	1208	$4,200	$3.48	19d	1	0.22mi
1115 Glenville Dr Unit 03 Los Angeles, CA	2.0	2.0	1300	$2,750	$2.12	24d	1	0.24mi
1415 Reeves St Los Angeles, CA	2.0	2.0	1319	$5,495	$4.17	24d	1	0.24mi
356 Rexford Dr Unit 5 Beverly Hills, CA	2.0	1.0	775	$3,195	$4.12	43d	1	0.25mi
337 Rexford Dr Unit 3 Beverly Hills, CA	2.0	1.0	1000	$3,606	$3.61	5d	1	0.25mi
337 Rexford Dr Unit 3 Beverly Hills, CA	2.0	1.0	1000	$3,606	$3.61	24d	1	0.25mi
337 Rexford Dr Unit 4 Beverly Hills, CA	2.0	1.5	1000	$3,894	$3.89	43d	1	0.25mi
337 Rexford Dr #8 Beverly Hills, CA	2.0	1.0	950	$3,606	$3.80	2d	1	0.25mi
313 S Reeves Dr #203 Beverly Hills, CA	2.0	2.5	1500	$7,790	$5.19	24d	1	0.26mi
333 Rexford Dr Unit 7 Beverly Hills, CA	1.0	1.0	900	$2,933	$3.26	2d	1	0.26mi
333 Rexford Dr Unit 5 Beverly Hills, CA	1.0	1.0	850	$2,933	$3.45	43d	1	0.26mi
333 Rexford Dr Unit 5 Beverly Hills, CA	1.0	1.0	900	$2,933	$3.26	5d	1	0.26mi
344 Rexford Dr Unit 4 Beverly Hills, CA	2.0	2.0	1100	$4,995	$4.54	24d	1	0.26mi
450 S Maple Dr #201 Beverly Hills, CA	2.0	2.5	1232	$3,570	$2.90	24d	1	0.26mi
1143 Glenville Dr #301 Los Angeles, CA	2.0	2.0	1050	$4,400	$4.19	44d	1	0.27mi
325 S Rexford Dr Unit 01 Beverly Hills, CA	2.0	1.0	1050	$3,350	$3.19	43d	1	0.27mi
325 Rexford Dr Unit 04 (2/1) Beverly Hills, CA	2.0	1.0	1050	$3,300	$3.14	18d	1	0.28mi
325 Rexford Dr Unit 02 (1/1) Beverly Hills, CA	1.0	1.0	910	$2,895	$3.18	18d	1	0.28mi
1445 Reeves St Los Angeles, CA	2.0	2.0	1175	$3,145	$2.68	24d	2	0.28mi
1440 Reeves St Los Angeles, CA	2.0	2.0	1200	$2,900	$2.42	43d	1	0.28mi
465 S Palm Dr Unit N/A Beverly Hills, CA	2.0	1.0	1100	$3,600	$3.27	24d	1	0.29mi
304 S Elm Dr Beverly Hills, CA	1.0	1.5	1325	$3,472	$2.62	2d	1	0.30mi
320 Rexford Dr Apt A Beverly Hills, CA	1.0	1.0	700	$2,350	$3.36	21d	1	0.30mi
1440 Rexford Dr Unit 105 Los Angeles, CA	2.0	2.0	1250	$3,695	$2.96	24d	1	0.33mi
1118 Cardiff Ave Unit 7 Los Angeles, CA	2.0	1.0	1200	$4,500	$3.75	43d	1	0.33mi
260 S Reeves Dr Beverly Hills, CA	1.0	1.0	750	$2,149	$2.87	43d	1	0.33mi
9300 Alcott St Los Angeles, CA	2.0	2.0	900	$3,795	$4.22	43d	1	0.33mi
9741 Alcott St Los Angeles, CA	2.0	1.5	1134	$5,995	$5.29	43d	1	0.34mi
9741 Alcott St Los Angeles, CA	2.0	1.5	1134	$5,295	$4.67	24d	1	0.34mi

HOA detail condo

• Monthly dues: $517 · $6,204/yr
• Likely covers: securityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-18
   days on market $679,000 Active 98 DOM
2. 2026-06-17
   days on market $679,000 Active 97 DOM
3. 2026-06-16
   days on market $679,000 Active 96 DOM
4. 2026-06-15
   days on market $679,000 Active 95 DOM
5. 2026-06-13
   days on market $679,000 Active 93 DOM
6. 2026-06-13
   days on market $679,000 Active 92 DOM
7. 2026-06-09
   days on market $679,000 Active 89 DOM
8. 2026-06-08
   days on market $679,000 Active 88 DOM
9. 2026-06-07
   days on market $679,000 Active 87 DOM
10. 2026-06-04
    days on market $679,000 Active 84 DOM
11. 2026-06-03
    days on market $679,000 Active 83 DOM
12. 2026-06-02
    days on market $679,000 Active 82 DOM
13. 2026-06-01
    days on market $679,000 Active 81 DOM
14. 2026-05-31
    days on market $679,000 Active 80 DOM
15. 2026-05-16
    price $679,000 910-char remark

    Show marketing remark (910 chars)

    Don’t miss this opportunity to own in Beverly Hills for under $700K. Beautifully updated and spacious one-bedroom, one-and-a-half-bathroom condo located in the heart of Beverly Hills. This residence features an open floor plan with an oversized dining area that can easily be converted into a den or home office. Recently remodeled, it boasts brand-new kitchen cabinets and all-new stainless-steel appliances and newer HVAC system. Enjoy access to a rooftop deck with stunning mountain views and sparkling city lights — the perfect spot to relax or entertain. Additional highlights include low HOA dues and one assigned parking space in a secure, gated garage. Ideally situated near world-class shopping, fine dining, vibrant nightlife, and top-rated Beverly Hills schools, this condo offers the best of comfort, style, and prime location in one of Los Angeles’s most desirable neighborhoods.

16. 2026-05-04
    price $699,000 910-char remark

    Show marketing remark (910 chars)

    Don’t miss this opportunity to own in Beverly Hills for under $700K. Beautifully updated and spacious one-bedroom, one-and-a-half-bathroom condo located in the heart of Beverly Hills. This residence features an open floor plan with an oversized dining area that can easily be converted into a den or home office. Recently remodeled, it boasts brand-new kitchen cabinets and all-new stainless-steel appliances and newer HVAC system. Enjoy access to a rooftop deck with stunning mountain views and sparkling city lights — the perfect spot to relax or entertain. Additional highlights include low HOA dues and one assigned parking space in a secure, gated garage. Ideally situated near world-class shopping, fine dining, vibrant nightlife, and top-rated Beverly Hills schools, this condo offers the best of comfort, style, and prime location in one of Los Angeles’s most desirable neighborhoods.

17. 2026-03-12
    listed $749,000 Active 910-char remark

    Show marketing remark (910 chars)

    Don’t miss this opportunity to own in Beverly Hills for under $700K. Beautifully updated and spacious one-bedroom, one-and-a-half-bathroom condo located in the heart of Beverly Hills. This residence features an open floor plan with an oversized dining area that can easily be converted into a den or home office. Recently remodeled, it boasts brand-new kitchen cabinets and all-new stainless-steel appliances and newer HVAC system. Enjoy access to a rooftop deck with stunning mountain views and sparkling city lights — the perfect spot to relax or entertain. Additional highlights include low HOA dues and one assigned parking space in a secure, gated garage. Ideally situated near world-class shopping, fine dining, vibrant nightlife, and top-rated Beverly Hills schools, this condo offers the best of comfort, style, and prime location in one of Los Angeles’s most desirable neighborhoods.

18. 2025-12-22
    historical
19. 2025-12-01
    price $765,000
20. 2025-11-17
    price $779,000
21. 2025-10-18
    listed $799,000 Active
22. 2015-03-20
    soldstatus $590,000 Closed
23. 2015-03-20
    soldstatus $590,000
24. 2015-01-31
    status Backup Offers Accepted
25. 2014-12-01
    price $599,950
26. 2014-06-08
    price $629,950
27. 2014-03-28
    price $649,000
28. 2014-01-15
    listed $649,950 Active
29. 2011-09-21
    soldstatus $390,000 Closed
30. 2011-08-25
    status Backup Offers Accepted
31. 2011-08-09
    price $409,000
32. 2011-06-09
    listed $434,000 Active
33. 1973-07-10
    soldstatus $37,500

ⓘ 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: $8,622 · $719/mo
• Projected year-2 tax: $8,622 · $719/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: $43,823
• − Mortgage interest: −$38,035
• − Property taxes: −$8,622
• − Insurance: −$3,395
• − Repairs & maintenance: −$3,506
• − Management: −$3,506
• − HOA: −$6,204
• − Depreciation: −$19,753
• Taxable loss: −$39,198
• Est. tax savings @ 24.0%: +$9,407
• After-tax cash flow: $-16,923/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

+1710.7% since first listed

19 events — show timeline

• 2026-05-16 Price Changed $679,000 CRMLS
• 2026-05-04 Price Changed $699,000 CRMLS
• 2026-03-12 Listed $749,000 CRMLS
• 2025-12-22 Listing Removed — CRMLS
• 2025-12-01 Price Changed $765,000 CRMLS
• 2025-11-17 Price Changed $779,000 CRMLS
• 2025-10-18 Listed $799,000 CRMLS
• 2015-03-20 Sold (Public Records) $590,000 Public Records
• 2015-03-20 Sold (MLS) $590,000 CRMLS
• 2015-01-31 Pending — CRMLS
• 2014-12-01 Price Changed $599,950 CRMLS
• 2014-06-08 Price Changed $629,950 CRMLS
• 2014-03-28 Price Changed $649,000 CRMLS
• 2014-01-15 Listed $649,950 CRMLS
• 2011-09-21 Sold (MLS) $390,000 TheMLS
• 2011-08-25 Pending — TheMLS
• 2011-08-09 Price Changed $409,000 TheMLS
• 2011-06-09 Listed $434,000 TheMLS
• 1973-07-10 Sold (Public Records) $37,500 Public Records

Property tax history

+12.9%/yr

Latest (2025): $8,622 · +2.2% YoY. Source: county tax records.