2068 N Beverly Dr · Los Angeles, CA 90210

$1,895,000

4 bd · 3.0 ba · 2,421 sqft · SingleFamily public records · 46 Days on market

Built 1959 0.31 ac lot $783/sqft · 36% below area Est $2944k · 36% under

---

Why this score? — see what drove the C- 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
• Cash flow +11.2/30.0
• Appreciation +9.8/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0

Listing remarks

Experience the quintessential California lifestyle in this sophisticated mid-century single-story retreat. Set north of Sunset Blvd, this 4-bed, 3-bath residence balances privacy with timeless design across ~2,421 sq. ft. Vaulted wood-beamed ceilings and rich hardwoods frame sun-drenched interiors. The floor plan flows effortlessly from a formal living room with a signature stone fireplace to an intimate family room with its own hearth. Retreat to a tranquil sunroom overlooking lush greenery or the primary sanctuary featuring a spacious sitting area, walk-in closet, and a designer en-suite. Modern updates throughoutincluding refined bathrooms and a character-rich powder roomcomplement the h

Key facts

• Intimate family room
• Tranquil sunroom
• Mid-century retreat

Tags

• MID-CENTURY RETREAT
• VAULTED WOOD-BEAMED CEILINGS
• SUN-DRENCHED INTERIORS
• SIGNATURE STONE FIREPLACE
• INTIMATE FAMILY ROOM
• TRANQUIL SUNROOM

Property features AI

Finance

• Other: Zoning: LARE15
• Financial info: Listing terms: Cash, Cash to new loan, Conventional

Exterior

• Parking: Driveway; Detached garage (1 car); On-street parking; Total of 4 parking spaces (1 covered, 3 open)
• Security: Carbon monoxide detectors; Smoke detectors
• Utilities: Public water; Sewer in street; Public power (standard connections)
• Home design: Detached single-family home; One level; No common walls
• Construction: Detached construction
• Exterior features: Screened patio; High ceilings (9+ feet); Has view of canyon, trees/woods and city

Interior

• Kitchen: Oven; Gas/electric range; Stone countertops; Dishwasher; Garbage disposal; Refrigerator; Range/oven
• Bedrooms: Walk-in closet; Maids room
• Flooring: Wood floors; Tile floors
• Bathrooms: Three full bathrooms; Powder room; Shower and tub combination
• Heating & cooling: Central heating; Central cooling
• Interior features: Beamed ceilings; Built-in shelving/cabinetry; Ground-level entry with steps
• Laundry & utility: Laundry area; Washer; Dryer; Gas or electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $1.90M.

Deal economics

• At list price, monthly cash flow is $-778 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.78M (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.57M (17.3% below list).
• Recommended offer: $1.57M (17.3% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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); 310 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $15,676/mo this rent would consume 100% 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 $194k of equity ($13k loan paydown + $181k 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 ~$312k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($1.84M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,567,613 (17.3% 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 46 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 0.83% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.61%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (median comp): $2,944,256
• List price: $1,895,000
• Delta: -35.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2171 San Ysidro Dr	0.40mi	4/3.0	2,403 (-1%)	3mo	$3,595,000	$1,496	77
1952 N Beverly Dr	0.17mi	3/4.0 (-1)	2,655 (+10%)	4mo	$4,350,000	$1,638	64
1905 Beverly Pl	0.26mi	3/2.0 (-1)	2,212 (-9%)	2mo	$2,200,000	$995	63
2000 San Ysidro	0.37mi	3/2.5 (-1)	2,222 (-8%)	1mo	$2,467,500	$1,110	61
1737 N Beverly Dr	0.47mi	4/3.0	2,206 (-9%)	4mo	$2,825,000	$1,281	60
1710 Franklin Canyon Dr	0.51mi	4/3.0	2,309 (-5%)	15mo	$1,850,000	$801	56
1660 Ferrari Dr	0.59mi	4/3.0	2,570 (+6%)	8mo	$2,500,000	$973	56
2335 San Ysidro Dr	0.45mi	3/3.0 (-1)	2,164 (-11%)	6mo	$2,825,000	$1,305	51
1801 San Ysidro Dr	0.52mi	3/4.0 (-1)	2,540 (+5%)	10mo	$3,250,000	$1,280	50

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

Projected returns pro-forma

9.56% appreciation · 1.73% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 2.71×
• Total profit: $905,743
• Equity at exit: $1,646,259

10-year hold

• IRR: 19.3%
• Equity multiple: 6.00×
• Total profit: $2,654,727
• Equity at exit: $3,487,343

Cash invested: $530,600 (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: 310
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $15,676 high
• Mortgage (P&I): −$9,938
• Tax est. 1.5%: −$2,369 /mo · $28,425/yr
• Insurance: −$790
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,292
• Net cashflow: $-778

Break-even live

Break-even rent $16,661

Max offer price $1,782,388

Occupancy floor 100%

Sensitivity live

Price	-10% $531	-5% $-123	+0% $-778	+5% $-1,433	+10% $-2,088
Rent	-10% $-2,017	-5% $-1,397	+0% $-778	+5% $-159	+10% $460
Rate	-1.0pp $176	-0.5pp $-296	base $-778	+0.5pp $-1,269	+1.0pp $-1,769

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: $473,750
• Closing costs: $56,850
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1922 N Beverly Dr Beverly Hills, CA	4.0	4.5	3120	$19,250	$6.17	0d	1	0.22mi
1833 Franklin Canyon Dr Beverly Hills, CA	3.0	4.0	2514	$24,000	$9.55	0d	1	0.33mi
2199 Summitridge Dr Beverly Hills, CA	4.0	3.0	2849	$15,500	$5.44	12d	1	0.42mi
1919 San Ysidro Dr Beverly Hills, CA	3.0	2.0	1884	$10,500	$5.57	25d	1	0.43mi
1735 Summitridge Dr Beverly Hills, CA	4.0	5.0	3200	$19,500	$6.09	45d	1	0.47mi
1700 San Ysidro Dr Beverly Hills, CA	4.0	4.0	2828	$15,500	$5.48	0d	1	0.57mi
2001 Coldwater Canyon Dr Beverly Hills, CA	3.0	4.0	2194	$11,995	$5.47	45d	1	0.70mi
9820 Yoakum Dr Beverly Hills, CA	3.0	2.5	1626	$7,500	$4.61	45d	1	0.86mi
1758 Clear View Dr Beverly Hills, CA	5.0	4.0	2706	$11,995	$4.43	45d	1	0.87mi
9842 Portola Dr Beverly Hills, CA	3.0	3.5	2400	$8,000	$3.33	4d	1	0.88mi
9842 Portola Dr Beverly Hills, CA	3.0	3.5	2400	$8,000	$3.33	18d	1	0.88mi
1407 N Beverly Dr Beverly Hills, CA	4.0	4.0	2753	$15,400	$5.59	45d	1	0.89mi
9559 Sherwood Forest Ln Beverly Hills, CA	4.0	4.0	2713	$18,995	$7.00	25d	1	0.91mi
9596 Shirley Ln Beverly Hills, CA	3.0	3.0	2555	$13,990	$5.48	45d	1	0.91mi
1367 N Beverly Dr Beverly Hills, CA	3.0	3.0	1765	$9,995	$5.66	20d	1	0.93mi
9545 Dalegrove Dr Beverly Hills, CA	4.0	3.5	2533	$10,500	$4.15	45d	1	0.93mi
9549 Dalegrove Dr Beverly Hills, CA	3.0	2.0	1655	$7,995	$4.83	45d	1	0.94mi
9738 Arby Dr Beverly Hills, CA	4.0	3.0	2739	$27,000	$9.86	45d	1	0.96mi
1708 Clear View Dr Beverly Hills, CA	4.0	3.0	2677	$11,250	$4.20	45d	1	0.97mi
1318 San Ysidro Dr Beverly Hills, CA	4.0	3.5	2539	$11,500	$4.53	45d	1	0.98mi
1591 Lindacrest Dr Beverly Hills, CA	3.0	3.0	3010	$9,850	$3.27	45d	1	0.99mi
2107 El Roble Ln Beverly Hills, CA	3.0	2.0	1826	$11,750	$6.43	25d	1	1.00mi
9834 Wanda Park Dr Beverly Hills, CA	4.0	3.0	2135	$10,500	$4.92	45d	1	1.01mi
9908 Lancer Ct Beverly Hills, CA	3.0	3.0	2642	$9,995	$3.78	25d	1	1.02mi
2221 Bowmont Dr Beverly Hills, CA	3.0	3.0	1983	$16,999	$8.57	45d	1	1.12mi
1230 Shadow Hill Way Beverly Hills, CA	3.0	4.0	2393	$21,995	$9.19	25d	1	1.13mi
1800 Benedict Canyon Dr Beverly Hills, CA	3.0	3.0	1786	$12,000	$6.72	45d	1	1.16mi
9416 Beverly Crest Dr Beverly Hills, CA	5.0	3.5	3000	$24,500	$8.17	0d	1	1.16mi
10023 Westwanda Dr Beverly Hills, CA	4.0	4.0	2833	$13,500	$4.77	25d	1	1.17mi
9305 Beverly Crest Dr Beverly Hills, CA	3.0	4.5	3100	$13,500	$4.35	22d	1	1.18mi
1438 Davies Dr Beverly Hills, CA	3.0	3.0	1787	$9,950	$5.57	25d	1	1.23mi
10160 Cielo Dr Unit 1/2 Beverly Hills, CA	3.0	3.5	2600	$12,500	$4.81	45d	1	1.32mi
1094 Garden Ln Beverly Hills, CA	4.0	4.0	2615	$19,500	$7.46	14d	1	1.33mi

Listing history 14 events

1. 2026-06-08
   statusdays on market $1,895,000 Pending 46 DOM
2. 2026-06-07
   days on market $1,895,000 Backup Offers Accepted 45 DOM
3. 2026-06-04
   days on market $1,895,000 Backup Offers Accepted 42 DOM
4. 2026-06-03
   days on market $1,895,000 Backup Offers Accepted 41 DOM
5. 2026-06-02
   days on market $1,895,000 Backup Offers Accepted 40 DOM
6. 2026-06-01
   days on market $1,895,000 Backup Offers Accepted 39 DOM
7. 2026-05-31
   days on market $1,895,000 Backup Offers Accepted 38 DOM
8. 2026-04-23
   listed $1,895,000 Active 897-char remark
9. 2025-02-07
   historical $6,950
10. 2025-01-15
    listed $6,950
11. 2024-12-19
    historical $6,950
12. 2024-12-17
    listed $6,950
13. 2024-12-16
    historical $6,950
14. 2024-12-14
    listed $6,950

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 79% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 22 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: $188,114
• − Mortgage interest: −$106,149
• − Property taxes: −$28,425
• − Insurance: −$10,272
• − Repairs & maintenance: −$15,049
• − Management: −$15,049
• − Depreciation: −$55,127
• Taxable loss: −$41,959
• Est. tax savings @ 24.0%: +$10,070
• After-tax cash flow: $731/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

+27166.2% since first listed

9 events — show timeline

• 2026-06-08 Pending — TheMLS
• 2026-05-29 Contingent — TheMLS
• 2026-04-23 Listed $1,895,000 TheMLS
• 2025-02-07 Rental Removed $6,950 CLAW
• 2025-01-15 Listed for Rent $6,950 CLAW
• 2024-12-19 Rental Removed $6,950 REALLYO
• 2024-12-17 Listed for Rent $6,950 REALLYO
• 2024-12-16 Rental Removed $6,950 CLAW
• 2024-12-14 Listed for Rent $6,950 CLAW

Property tax history

+2.2%/yr

Latest (2025): $2,808 · +3.8% YoY. Source: county tax records.