1280 Monte Cielo Dr · Beverly Hills, CA 90210

$6,395,000

6 bd · 7.0 ba · 5,214 sqft · SingleFamily public records · 93 Days on market

Built 1984 0.60 ac lot $1227/sqft · 40% below area Est $10680k · 40% 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 +9.8/10.0
• Schools +5.9/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Incredible opportunity to acquire a premier one half acre property in the city of Beverly Hills with spectacular views of city, ocean and hills. This French Normandy home can be restored or a buyer can build new home. Very quiet street with very little traffic sits this prime property with 188 feet of street frontage with a generous amount of flat land.

Key facts

• Quiet street
• Half acre property
• Spectacular views

Tags

• HALF ACRE PROPERTY
• SPECTACULAR VIEWS
• QUIET STREET
• 188 FEET OF STREET FRONTAGE
• GENEROUS AMOUNT OF FLAT LAND

What this means for you Summary

Snapshot

• This is a 6-bed/7.0-bath single-family listed at $6.39M.

Deal economics

• At list price, monthly cash flow is $-33k ($-394k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.30M (79.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.14M (82.2% below list).
• Recommended offer: $1.14M (82.2% 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 lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $11,393/mo this rent would consume 73% 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 $655k of equity ($44k loan paydown + $611k 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 ~$1.05M cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($5.82M) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 13y 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 $4.80M; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,139,290 (82.2% 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. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 82% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.13%
• Cash-on-cash: -21.99%
• DSCR: 0.02
• GRM: 46.8

CMA / ARV

• ARV (median comp): $10,679,881
• List price: $6,395,000
• Delta: -40.12%
• 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: 8.0%
• Equity multiple: 1.66×
• Total profit: $1,183,896
• Equity at exit: $5,555,582

10-year hold

• IRR: 9.8%
• Equity multiple: 3.82×
• Total profit: $5,052,631
• Equity at exit: $11,768,634

Cash invested: $1,790,600 (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: 46.8×

Monthly cashflow live

• Estimated rent: $11,393 medium
• Mortgage (P&I): −$33,536
• Tax from tax record: −$5,616 /mo · $67,398/yr
• Insurance: −$2,665
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,393
• Net cashflow: $-32,817

Break-even live

Break-even rent $52,933

Max offer price $1,302,371

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: $1,598,750
• Closing costs: $191,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1214 Coldwater Canyon Dr Beverly Hills, CA	6.0	5.5	5500	$35,000	$6.36	44d	1	0.17mi
1131 Miradero Rd Beverly Hills, CA	5.0	6.0	5000	$34,500	$6.90	44d	1	0.34mi
1148 Coldwater Canyon Dr Beverly Hills, CA	6.0	7.5	5500	$25,000	$4.55	44d	1	0.35mi
1357 Schuyler Rd Beverly Hills, CA	5.0	6.0	5097	$30,000	$5.89	1d	1	0.39mi
1847 Coldwater Canyon Dr Beverly Hills, CA	5.0	6.0	4633	$28,900	$6.24	1d	1	0.40mi
1441 Robmar Dr Beverly Hills, CA	7.0	7.5	7444	$34,000	$4.57	22d	1	0.46mi
1121 N Beverly Dr Beverly Hills, CA	5.0	6.5	5000	$26,950	$5.39	15d	1	0.55mi
1075 Wallace Rdg Beverly Hills, CA	5.0	7.0	5479	$52,000	$9.49	44d	1	0.62mi
1300 Summitridge Dr Beverly Hills, CA	5.0	5.0	3835	$19,995	$5.21	44d	1	0.69mi
1857 N Beverly Dr Beverly Hills, CA	5.0	6.0	4043	$15,400	$3.81	44d	1	0.72mi
1575 Alexis Pl Beverly Hills, CA	5.0	5.0	5650	$38,500	$6.81	44d	1	0.74mi
926 N Alpine Dr Beverly Hills, CA	7.0	6.5	5138	$26,500	$5.16	44d	1	0.77mi
9405 Sierra Mar Pl Los Angeles, CA	5.0	7.0	6618	$80,000	$12.09	22d	1	0.80mi
811 N Hillcrest Rd Beverly Hills, CA	5.0	6.0	5177	$35,000	$6.76	22d	1	0.85mi
1725 Loma Vista Dr Beverly Hills, CA	5.0	5.5	5322	$35,500	$6.67	25d	1	0.88mi
1085 Carolyn Way Beverly Hills, CA	5.0	5.0	4441	$36,000	$8.11	44d	1	0.96mi
560 Chalette Dr Beverly Hills, CA	5.0	6.0	5000	$45,000	$9.00	44d	1	0.99mi
9213 Warbler Way Los Angeles, CA	6.0	5.5	5800	$19,800	$3.41	44d	1	1.01mi
1316 Beverly Grove Pl Beverly Hills, CA	5.0	6.5	5875	$21,500	$3.66	25d	1	1.01mi
9305 Nightingale Dr Los Angeles, CA	5.0	4.5	5749	$65,000	$11.31	22d	1	1.04mi
727 N Alta Dr Beverly Hills, CA	6.0	6.0	5297	$88,000	$16.61	44d	1	1.04mi
502 Evelyn Pl Beverly Hills, CA	6.0	6.0	4500	$30,000	$6.67	8d	1	1.05mi
1118 San Ysidro Dr Beverly Hills, CA	6.0	6.5	7400	$79,000	$10.68	44d	1	1.06mi
1845 Loma Vista Dr Beverly Hills, CA	5.0	6.0	5200	$22,950	$4.41	44d	1	1.07mi
1365 N Wetherly Dr Los Angeles, CA	5.0	4.0	4600	$15,900	$3.46	44d	1	1.13mi
1862 Loma Vista Dr Beverly Hills, CA	5.0	5.5	6200	$80,000	$12.90	44d	1	1.14mi
910 N Crescent Dr Beverly Hills, CA	6.0	5.0	6000	$40,000	$6.67	22d	1	1.15mi
2108 San Ysidro Dr Beverly Hills, CA	5.0	5.5	4853	$19,995	$4.12	44d	1	1.15mi
703 N Maple Dr Beverly Hills, CA	7.0	9.0	6500	$55,000	$8.46	44d	1	1.15mi
1915 Carla Rdg Beverly Hills, CA	5.0	5.5	5715	$26,500	$4.64	44d	1	1.16mi
8900 Alto Cedro Dr Beverly Hills, CA	7.0	5.0	5032	$17,000	$3.38	25d	1	1.16mi
9038 Meredith Pl Beverly Hills, CA	5.0	6.5	6500	$45,000	$6.92	22d	1	1.21mi
1474 Blue Jay Way Los Angeles, CA	6.0	7.0	7083	$65,000	$9.18	25d	1	1.24mi
1474 Blue Jay Way Los Angeles, CA	6.0	7.0	7083	$65,000	$9.18	44d	1	1.24mi
627 N Elm Dr Beverly Hills, CA	5.0	4.5	4781	$17,995	$3.76	44d	1	1.27mi
624 N Arden Dr Beverly Hills, CA	7.0	8.0	6777	$65,000	$9.59	22d	1	1.27mi
9023 Alto Cedro Dr Beverly Hills, CA	6.0	6.0	5000	$25,000	$5.00	1d	1	1.32mi
625 N Sierra Dr Beverly Hills, CA	5.0	4.5	4542	$27,500	$6.05	25d	1	1.34mi
607 N Hillcrest Rd Beverly Hills, CA	6.0	7.5	4500	$28,000	$6.22	22d	1	1.36mi
605 N Hillcrest Rd Beverly Hills, CA	7.0	7.0	5007	$45,000	$8.99	44d	1	1.38mi

Listing history 32 events

1. 2026-06-18
   days on market $6,395,000 Active 93 DOM
2. 2026-06-17
   days on market $6,395,000 Active 92 DOM
3. 2026-06-16
   days on market $6,395,000 Active 91 DOM
4. 2026-06-15
   days on market $6,395,000 Active 90 DOM
5. 2026-06-13
   days on market $6,395,000 Active 88 DOM
6. 2026-06-13
   days on market $6,395,000 Active 87 DOM
7. 2026-06-09
   days on market $6,395,000 Active 84 DOM
8. 2026-06-08
   days on market $6,395,000 Active 83 DOM
9. 2026-06-07
   days on market $6,395,000 Active 82 DOM
10. 2026-06-04
    days on market $6,395,000 Active 79 DOM
11. 2026-06-03
    days on market $6,395,000 Active 78 DOM
12. 2026-06-02
    days on market $6,395,000 Active 77 DOM
13. 2026-06-01
    days on market $6,395,000 Active 76 DOM
14. 2026-05-31
    days on market $6,395,000 Active 75 DOM
15. 2026-03-16
    listed $6,395,000 Active 355-char remark

    Show marketing remark (355 chars)

    Incredible opportunity to acquire a premier one half acre property in the city of Beverly Hills with spectacular views of city, ocean and hills. This French Normandy home can be restored or a buyer can build new home. Very quiet street with very little traffic sits this prime property with 188 feet of street frontage with a generous amount of flat land.

16. 2025-09-16
    listed Active
17. 2025-01-26
    listed Active
18. 2024-07-18
    listed Active
19. 2024-01-10
    listed Active
20. 2023-08-26
    listed Active
21. 2023-02-12
    listed Active
22. 2022-08-11
    listed Active
23. 2022-02-04
    price
24. 2021-08-04
    listed Active
25. 2017-04-07
    soldstatus $4,800,000 Closed
26. 2017-04-07
    soldstatus $4,800,000
27. 2017-02-27
    status Pending
28. 2017-01-30
    listed $4,750,000 Active
29. 2014-06-16
    historical Withdrawn
30. 2014-02-10
    listed Active
31. 2013-10-31
    historical Withdrawn
32. 2013-06-24
    listed Active

ⓘ 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: $67,398 · $5,616/mo
• Projected year-2 tax: $67,398 · $5,616/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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥86°F today · 19 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: $136,715
• − Mortgage interest: −$358,219
• − Property taxes: −$67,398
• − Insurance: −$31,975
• − Repairs & maintenance: −$10,937
• − Management: −$10,937
• − Depreciation: −$186,036
• Taxable loss: −$528,788
• Est. tax savings @ 24.0%: +$126,909
• After-tax cash flow: $-266,892/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

+34.6% since first listed

18 events — show timeline

• 2026-03-16 Listed $6,395,000 TheMLS
• 2025-09-16 Listed — TheMLS
• 2025-01-26 Listed — TheMLS
• 2024-07-18 Listed — TheMLS
• 2024-01-10 Listed — TheMLS
• 2023-08-26 Listed — TheMLS
• 2023-02-12 Listed — TheMLS
• 2022-08-11 Listed — TheMLS
• 2022-02-04 Price Changed — TheMLS
• 2021-08-04 Listed — TheMLS
• 2017-04-07 Sold (Public Records) $4,800,000 Public Records
• 2017-04-07 Sold (MLS) $4,800,000 TheMLS
• 2017-02-27 Pending — TheMLS
• 2017-01-30 Listed $4,750,000 TheMLS
• 2014-06-16 Delisted — TheMLS
• 2014-02-10 Listed — TheMLS
• 2013-10-31 Delisted — TheMLS
• 2013-06-24 Listed — TheMLS

Property tax history

+11.4%/yr

Latest (2025): $67,398 · +2.1% YoY. Source: county tax records.