346 N Maple Dr

Beverly Hills, CA 90210

$6,350,000C

6 bd · 8.0 ba · 5,330 sqft · Built 1947 · MultiFamily · Active · 32 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $430,291/mo
• Mortgage (P&I): −$33,300
• Tax + insurance: −$7,158
• HOA: −$0
• Vac / Maint / Mgmt: −$90,361
• Net cashflow: $299,471/mo
• Annual: $3,593,658/yr
• Cap rate: 62.89%
• Cash-on-cash: 202.12%
• DSCR: 9.99
• 1% rule: 6.78%
• Cash to close: $1,778,000

Investor read

• This is a 6-bed/8.0-bath multifamily listed at $6.35M.
• At list price, monthly cash flow is $299k ($3.59M/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($430k rent vs $6.35M).
• It's been on market 32 days — a 3% lower offer ($6.16M) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $6.16M (3.0% below list) — sets the bar for market timing.
• In year one you build about $651k of equity ($44k loan paydown + $607k appreciation (9.6% local appreciation)).
• Location reads 74/100 on livability (#138 in CA, #4,810 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment 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.
• Zoned schools: Hawthorne Elementary (math 65% / reading 74%, grade A-, #147 of 1,571 statewide, top 10%, 569 students, 12% FRL); Beverly Vista Middle (math 54% / reading 74%, grade B+, #47 of 498 statewide, top 9%, 769 students, 17% FRL); Beverly Hills High (math 55% / reading 77%, grade B, #153 of 1,170 statewide, top 13%, 1,220 students, 17% FRL).
• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: Rents rising (+1.7%/yr); 310 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% 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).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• 21 sale attempts since 22y 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 $4.00M; list at $6.35M implies a 59% gain — meaningful room to come down on a strong offer.
• At projected returns (9.6% appreciation + 1.7% rent growth), your $1.78M cash investment doubles in ~1 year — after that, you're playing with house money.
• 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.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
• Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• 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.