10110 Cielo Dr · Los Angeles, CA 90210

$2,995,000

3 bd · 4.0 ba · 3,017 sqft · SingleFamily public records · 42 Days on market

Built 2015 10,798 sqft lot $993/sqft · 18% below area Est $3653k · 18% 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 +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Cash flow +1.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Luxurious Hillside Retreat on Iconic Cielo Drive. Tucked behind private gates, this exceptional hillside residence offers the ultimate blend of privacy, sophistication, and sweeping canyon views in the coveted Beverly Hills Post Office. Recently reimagined by acclaimed designer Brigette Romanek, the home showcases refined modern interiors and is available fully furnished (furnishings offered separately; artwork excluded) for a seamless, turnkey experience. Upon entry, the home is bathed in natural light, with expansive glass walls and doors framing picturesque views and creating a seamless indoor-outdoor flow throughout. The striking chef's kitchen opens effortlessly into a spacious great r

Key facts

• Private gates
• 0.25 acre lot
• 4 garage spots

Tags

• PRIVATE GATES
• SWEEPING CANYON VIEWS
• REFINED MODERN INTERIORS
• EXPANSIVE GLASS WALLS
• SEAMLESS INDOOR OUTDOOR FLOW
• STRIKING CHEF'S KITCHEN

Property features AI

Finance

• Other: Zoned LARE15

Exterior

• Parking: Attached garage with direct entrance and door opener; Garage fits 4 cars (4+ car garage indicated); Total of 4 parking spaces
• Security: Gated entry; Smoke detectors; Alarm system
• Utilities: Public/district water; Sewer connected and paid
• Home design: Detached single-family residence; Three or more levels; Composition roof; Gated property; Facing direction not specified
• Construction: Stucco and rock exterior
• Exterior features: Balconies including living room balcony; Sliding glass doors; Rain gutters; Hillside / bluff front / canyon lot; Property offers canyon and city lights views; No additional detached structures

Interior

• Kitchen: Stone counters with island; Built-in appliances; Gas cooktop; Oven; Range hood; Open to family room
• Bedrooms: All bedrooms located on the lower level; Walk-in closet(s)
• Flooring: Wood floors; Tile floors
• Bathrooms: Three full bathrooms; One quarter bathroom (powder room)
• Heating & cooling: Central heating; Central air conditioning with multi-zone cooling
• Interior features: Open floor plan with high (9+ ft) ceilings; Built-ins and bar; Living room balcony; Custom window coverings, drapes/curtains and screens; Detached unit with no common walls
• Laundry & utility: Separate laundry room; Washer and dryer included; Garbage disposal

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $3.00M.

Deal economics

• At list price, monthly cash flow is $-12k ($-149k/yr) — negative.
• To cash-flow at today's rent, offer at most $806k (73.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $958k (68.0% below list).
• Recommended offer: $806k (73.1% below list) — sets the bar for cash-flow.
• Cap rate 1.3% vs local median 2.1% in Los Angeles — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• At $9,578/mo this rent would consume 61% 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 $307k of equity ($21k loan paydown + $286k 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 ~$493k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($2.91M) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 11y 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

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $806,177 (73.1% 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 42 days. Have you received any prior offers? Is the seller open to a 73% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.32% ✗
• Cap rate: 1.33%
• Cash-on-cash: -17.73%
• DSCR: 0.21
• GRM: 26.1

CMA / ARV

• ARV (median comp): $3,653,041
• List price: $2,995,000
• Delta: -18.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10206 Cielo Dr	0.15mi	3/4.0	3,362 (+11%)	11mo	$2,600,000	$773	64
1507 Tower Grove Dr	0.47mi	3/4.0	3,135 (+4%)	15mo	$3,400,000	$1,085	59
1514 San Ysidro Dr	0.69mi	4/4.0 (+1)	3,130 (+4%)	2mo	$3,150,000	$1,006	55
10553 Rocca Pl	0.72mi	3/4.0	3,148 (+4%)	13mo	$4,935,000	$1,568	48
1376 San Ysidro Dr	0.68mi	4/4.0 (+1)	3,270 (+8%)	11mo	$3,450,000	$1,055	40
1581 Clear View Dr	0.38mi	4/4.0 (+1)	2,603 (-14%)	21mo	$2,530,000	$972	37

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: 10.8%
• Equity multiple: 1.88×
• Total profit: $739,119
• Equity at exit: $2,601,871

10-year hold

• IRR: 11.6%
• Equity multiple: 4.28×
• Total profit: $2,751,191
• Equity at exit: $5,511,659

Cash invested: $838,600 (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: 308
• Price-to-rent: 26.1×

Monthly cashflow live

• Estimated rent: $9,578 medium
• Mortgage (P&I): −$15,706
• Tax from tax record: −$3,003 /mo · $36,041/yr
• Insurance: −$1,248
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,011
• Net cashflow: $-12,390

Break-even live

Break-even rent $25,263

Max offer price $806,177

Occupancy floor —

Sensitivity live

Price	-10% $-10,695	-5% $-11,543	+0% $-12,390	+5% $-13,238	+10% $-14,086
Rent	-10% $-13,147	-5% $-12,769	+0% $-12,390	+5% $-12,012	+10% $-11,634
Rate	-1.0pp $-10,882	-0.5pp $-11,629	base $-12,390	+0.5pp $-13,167	+1.0pp $-13,956

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: $748,750
• Closing costs: $89,850
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10160 Cielo Dr Unit 1/2 Beverly Hills, CA	3.0	3.5	2600	$12,500	$4.81	44d	1	0.03mi
1127 Angelo Dr Beverly Hills, CA	3.0	3.0	2700	$12,000	$4.44	3d	1	0.40mi
1708 Clear View Dr Beverly Hills, CA	4.0	3.0	2677	$11,250	$4.20	44d	1	0.58mi
1318 San Ysidro Dr Beverly Hills, CA	4.0	3.5	2539	$11,500	$4.53	44d	1	0.70mi
1466 Bel Air Rd Los Angeles, CA	3.0	3.0	2700	$20,000	$7.41	25d	1	0.71mi
1466 Bel Air Rd Los Angeles, CA	3.0	3.0	2700	$20,000	$7.41	44d	1	0.71mi
1734 N Beverly Glen Blvd Los Angeles, CA	4.0	3.0	3300	$13,500	$4.09	8d	1	0.79mi
1734 N Beverly Glen Blvd Los Angeles, CA	4.0	3.5	3300	$15,500	$4.70	25d	1	0.79mi
1750 N Beverly Glen Blvd Los Angeles, CA	3.0	2.0	2497	$19,950	$7.99	8d	1	0.81mi
1735 Summitridge Dr Beverly Hills, CA	4.0	5.0	3200	$19,500	$6.09	44d	1	0.92mi
1094 Garden Ln Beverly Hills, CA	4.0	4.0	2615	$19,500	$7.46	13d	1	1.03mi
9842 Portola Dr Beverly Hills, CA	3.0	3.5	2400	$8,000	$3.33	3d	1	1.05mi
9842 Portola Dr Beverly Hills, CA	3.0	3.5	2400	$8,000	$3.33	17d	1	1.05mi
10723 Stradella Ct Los Angeles, CA	4.0	3.0	2780	$12,500	$4.50	5d	1	1.09mi
1407 N Beverly Dr Beverly Hills, CA	4.0	4.0	2753	$15,400	$5.59	44d	1	1.10mi
1230 Shadow Hill Way Beverly Hills, CA	3.0	4.0	2393	$21,995	$9.19	24d	1	1.10mi
1833 Franklin Canyon Dr Beverly Hills, CA	3.0	4.0	2514	$24,000	$9.55	1d	1	1.14mi
1018 Stradella Rd Los Angeles, CA	4.0	5.0	4500	$29,500	$6.56	44d	1	1.14mi
10023 Westwanda Dr Beverly Hills, CA	4.0	4.0	2833	$13,500	$4.77	25d	1	1.15mi
2120 San Ysidro Dr Beverly Hills, CA	4.0	3.5	3665	$16,000	$4.37	25d	1	1.16mi
9987 Reevesbury Dr Beverly Hills, CA	4.0	5.0	4019	$22,500	$5.60	44d	1	1.16mi
9908 Lancer Ct Beverly Hills, CA	3.0	3.0	2642	$9,995	$3.78	25d	1	1.19mi
1922 N Beverly Dr Beverly Hills, CA	4.0	4.5	3120	$19,500	$6.25	20d	1	1.20mi
2328 Benedict Canyon Dr Beverly Hills, CA	4.0	4.0	3710	$19,995	$5.39	44d	1	1.22mi
1509 Stone Canyon Rd Los Angeles, CA	4.0	5.0	4405	$24,500	$5.56	3d	1	1.26mi
10439 Seabury Ln Los Angeles, CA	3.0	2.0	2222	$6,950	$3.13	25d	1	1.28mi
2048 N Beverly Dr Beverly Hills, CA	4.0	4.5	3483	$19,500	$5.60	25d	1	1.31mi
1181 Somera Rd Los Angeles, CA	4.0	4.0	2994	$15,500	$5.18	22d	1	1.37mi
333 Dalehurst Ave Los Angeles, CA	4.0	4.0	3900	$10,950	$2.81	5d	1	1.38mi
2189 Summitridge Dr Beverly Hills, CA	4.0	6.0	4200	$30,000	$7.14	3d	1	1.38mi
2177 Summitridge Dr Beverly Hills, CA	4.0	3.5	3491	$16,900	$4.84	44d	1	1.40mi
2199 Summitridge Dr Beverly Hills, CA	4.0	3.0	2849	$15,500	$5.44	11d	1	1.43mi
9834 Wanda Park Dr Beverly Hills, CA	4.0	3.0	2135	$10,500	$4.92	44d	1	1.43mi
1212 Roberto Ln Los Angeles, CA	3.0	3.0	2447	$8,600	$3.51	44d	1	1.44mi
905 Hartford Way Beverly Hills, CA	3.0	2.0	2200	$12,900	$5.86	44d	1	1.44mi
1133 Somera Rd Los Angeles, CA	3.0	3.0	2840	$15,000	$5.28	11d	1	1.45mi
2500 Benedict Canyon Dr Beverly Hills, CA	2.0	2.0	2100	$6,900	$3.29	18d	1	1.47mi
2500 Benedict Canyon Dr Beverly Hills, CA	2.0	2.0	2100	$6,450	$3.07	15d	1	1.47mi

Listing history 36 events

1. 2026-06-18
   days on market $2,995,000 Active 42 DOM
2. 2026-06-17
   days on market $2,995,000 Active 41 DOM
3. 2026-06-16
   days on market $2,995,000 Active 40 DOM
4. 2026-06-15
   days on market $2,995,000 Active 39 DOM
5. 2026-06-13
   days on market $2,995,000 Active 37 DOM
6. 2026-06-09
   days on market $2,995,000 Active 33 DOM
7. 2026-06-08
   days on market $2,995,000 Active 32 DOM
8. 2026-06-07
   days on market $2,995,000 Active 31 DOM
9. 2026-06-04
   days on market $2,995,000 Active 28 DOM
10. 2026-06-03
    days on market $2,995,000 Active 27 DOM
11. 2026-06-02
    days on market $2,995,000 Active 26 DOM
12. 2026-06-01
    days on market $2,995,000 Active 25 DOM
13. 2026-05-31
    days on market $2,995,000 Active 24 DOM
14. 2026-05-07
    listed $2,995,000 Active 1651-char remark
15. 2026-05-05
    price
16. 2026-02-27
    price
17. 2026-01-20
    listed Active
18. 2025-11-19
    listed Active
19. 2018-02-27
    soldstatus $2,619,000 Closed
20. 2018-02-27
    soldstatus $2,619,000
21. 2018-02-19
    status Pending
22. 2018-01-18
    listed $2,749,000 Active
23. 2017-12-18
    historical Cancelled
24. 2017-09-27
    listed Active
25. 2017-08-16
    historical Cancelled
26. 2017-03-20
    price
27. 2017-03-10
    price
28. 2017-02-20
    listed Active
29. 2016-01-08
    historical Cancelled
30. 2015-12-03
    listed Active
31. 2015-12-03
    historical Cancelled
32. 2015-09-14
    listed Active
33. 2015-09-14
    historical Cancelled
34. 2015-07-28
    listed Active
35. 2004-04-01
    soldstatus $250,000
36. 1990-03-27
    soldstatus $83,000

ⓘ 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: $36,041 · $3,003/mo
• Projected year-2 tax: $36,041 · $3,003/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 6/10 Major 7 d/yr ≥86°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: $114,941
• − Mortgage interest: −$167,767
• − Property taxes: −$36,041
• − Insurance: −$14,975
• − Repairs & maintenance: −$9,195
• − Management: −$9,195
• − Depreciation: −$87,127
• Taxable loss: −$209,359
• Est. tax savings @ 24.0%: +$50,246
• After-tax cash flow: $-98,439/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

+3508.4% since first listed

23 events — show timeline

• 2026-05-07 Listed $2,995,000 TheMLS
• 2026-05-05 Price Changed — TheMLS
• 2026-02-27 Price Changed — TheMLS
• 2026-01-20 Listed — TheMLS
• 2025-11-19 Listed — TheMLS
• 2018-02-27 Sold (Public Records) $2,619,000 Public Records
• 2018-02-27 Sold (MLS) $2,619,000 TheMLS
• 2018-02-19 Pending — TheMLS
• 2018-01-18 Listed $2,749,000 TheMLS
• 2017-12-18 Delisted — TheMLS
• 2017-09-27 Listed — TheMLS
• 2017-08-16 Delisted — TheMLS
• 2017-03-20 Price Changed — TheMLS
• 2017-03-10 Price Changed — TheMLS
• 2017-02-20 Listed — TheMLS
• 2016-01-08 Delisted — TheMLS
• 2015-12-03 Listed — TheMLS
• 2015-12-03 Delisted — TheMLS
• 2015-09-14 Listed — TheMLS
• 2015-09-14 Delisted — TheMLS
• 2015-07-28 Listed — TheMLS
• 2004-04-01 Sold (Public Records) $250,000 Public Records
• 1990-03-27 Sold (Public Records) $83,000 Public Records

Property tax history

+15.2%/yr

Latest (2025): $36,041 · +1.3% YoY. Source: county tax records.