425 N Palm Dr #102 · Beverly Hills, CA 90210

$3,099,000

2 bd · 3.0 ba · 2,820 sqft · Land · 160 Days on market

Built 2023 0.52 ac lot $1099/sqft · 17% below area Est $3720k · 17% under $2662/mo HOA · 35% 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 +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

Welcome to 425 Palm in Beverly Hills. Residence 102 offers an expansive 2 bedroom, 2.5 bath floor plan spanning 2,820 interior SF and 330 exterior SF. The thoughtfully designed open-concept layout features a gourmet kitchen that flows effortlessly into the dedicated living and dining rooms, extending to an outdoor patio ideal for indoor-outdoor living. Impeccably designed interior finishes feature Wolf and Sub-Zero appliances, a Miele built-in coffee system, Caesarstone countertops in the kitchen and baths, Italian Gessi fixtures, and custom imported Linea Quattro European cabinetry. The spacious primary suite includes a walk-in closet and a well-appointed bathroom with water closet. Additional highlights include an expansive terrace for entertaining, a dedicated laundry room, and two side-by-side assigned parking spaces. 425 Palm offers an on-site fitness center with top-of-the-line equipment, an outdoor gourmet kitchen, wood decking with sunken spa, a dedicated lobby with 24-hour on-site staff, and controlled access.

Key facts

• Gourmet kitchen
• Outdoor patio
• Expansive terrace

Tags

• GOURMET KITCHEN
• OUTDOOR PATIO
• EXPANSIVE TERRACE
• DEDICATED LAUNDRY ROOM
• ON-SITE FITNESS CENTER
• OUTDOOR GOURMET KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath land listed at $3.10M.

Deal economics

• At list price, monthly cash flow is $-15k ($-184k/yr) — negative.
• To cash-flow at today's rent, offer at most $389k (87.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $757k (75.6% below list).
• Recommended offer: $389k (87.4% 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 rising (+1.7%/yr); 308 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $7,572/mo this rent would consume 48% 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 $318k of equity ($21k loan paydown + $296k 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 ~$510k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($2.73M) 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: HOA is 35% of rent.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $388,965 (87.4% 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 160 days. Have you received any prior offers? Is the seller open to a 87% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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. 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?
9. 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.
10. 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.
11. 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: 0.24% ✗
• Cap rate: 0.35%
• Cash-on-cash: -21.22%
• DSCR: 0.06
• GRM: 34.1

CMA / ARV

• ARV (median comp): $3,720,135
• List price: $3,099,000
• Delta: -16.70%
• 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: 8.5%
• Equity multiple: 1.70×
• Total profit: $607,600
• Equity at exit: $2,692,220

10-year hold

• IRR: 10.1%
• Equity multiple: 3.90×
• Total profit: $2,516,505
• Equity at exit: $5,703,049

Cash invested: $867,720 (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: 34.1×

Monthly cashflow live

• Estimated rent: $7,572 medium
• Mortgage (P&I): −$16,251
• Tax from tax record: −$1,118 /mo · $13,419/yr
• Insurance: −$1,291
• HOA: −$2,662
• Vacancy / Maint / Mgmt: −$1,590
• Net cashflow: $-15,341

Break-even live

Break-even rent $26,991

Max offer price $388,965

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: $774,750
• Closing costs: $92,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
450 N Palm Dr Unit 206 Beverly Hills, CA	3.0	3.5	2810	$16,300	$5.80	6d	1	0.12mi
432 N Oakhurst Dr #402 Beverly Hills, CA	3.0	4.0	2010	$11,995	$5.97	17d	1	0.16mi
440 N Oakhurst Dr #301 Beverly Hills, CA	2.0	2.5	2040	$10,900	$5.34	44d	1	0.17mi
324 N Palm Dr #206 Beverly Hills, CA	3.0	2.0	2014	$7,750	$3.85	19d	1	0.27mi
325 N Oakhurst Dr Unit 501 Beverly Hills, CA	3.0	3.5	3467	$10,799	$3.11	44d	1	0.28mi
138 N Almont Dr West Hollywood, CA	3.0	2.0	2000	$7,800	$3.90	44d	1	0.32mi
8932 Dorrington Ave West Hollywood, CA	3.0	3.0	2050	$13,995	$6.83	24d	1	0.36mi
8932 Dorrington Ave West Hollywood, CA	3.0	3.0	2050	$13,995	$6.83	44d	1	0.36mi
9303 Burton Way Unit A Beverly Hills, CA	3.0	3.0	2154	$9,950	$4.62	3d	1	0.36mi
9000 W 3rd St #104 Los Angeles, CA	2.0	3.0	2400	$29,800	$12.42	1d	1	0.38mi
9323 Burton Way Unit A Beverly Hills, CA	3.0	3.0	2145	$8,495	$3.96	44d	1	0.39mi
245 N Wetherly Dr Beverly Hills, CA	3.0	3.5	2015	$13,500	$6.70	44d	1	0.51mi
209 N Doheny Dr Beverly Hills, CA	3.0	4.0	2454	$14,995	$6.11	44d	1	0.51mi
9001 Santa Monica Blvd West Hollywood, CA	1.0–3.0	1.5–3.5	1631	$12,866	$7.89	1d	3	0.53mi
300 N Swall Dr #457 Beverly Hills, CA	2.0	2.5	2947	$10,800	$3.66	44d	1	0.61mi
160 N La Peer Dr Beverly Hills, CA	2.0	2.5	2270	$13,725	$6.05	44d	4	0.68mi
317 S Hamel Rd Los Angeles, CA	2.0–4.0	2.0–4.0	1897	$3,995	$2.11	5d	3	0.69mi
428 Arnaz Dr Los Angeles, CA	3.0	3.5	2035	$11,000	$5.41	3d	1	0.73mi
120 S Crescent Dr #305 Beverly Hills, CA	3.0	3.0	2070	$6,200	$3.00	44d	1	0.75mi
132 S Maple Dr #201 Beverly Hills, CA	3.0	4.0	2536	$9,500	$3.75	13d	1	0.76mi
420 S Hamel Rd Ph 1 Los Angeles, CA	3.0	3.0	2220	$9,500	$4.28	44d	1	0.77mi
132 S Crescent Dr #103 Beverly Hills, CA	3.0	3.0	2450	$8,200	$3.35	44d	1	0.78mi
157 S Elm Dr Beverly Hills, CA	2.0	2.0	2280	$5,995	$2.63	44d	1	0.83mi
9385 Charleville Blvd Beverly Hills, CA	3.0	2.0	2000	$5,500	$2.75	24d	1	0.85mi
216 Rexford Dr Unit 201 Beverly Hills, CA	3.0	3.0	2200	$5,900	$2.68	44d	1	0.88mi
9014 Harratt St West Hollywood, CA	3.0	2.0	2000	$7,995	$4.00	44d	1	0.89mi
207 S Reeves Dr Beverly Hills, CA	3.0	3.0	2400	$7,750	$3.23	44d	1	0.90mi
207 S Reeves Dr Beverly Hills, CA	3.0	3.0	2400	$6,500	$2.71	24d	1	0.90mi
145 N Willaman Dr Beverly Hills, CA	3.0	2.5	2379	$15,000	$6.31	6d	1	0.94mi
138 N Hamel Dr Beverly Hills, CA	3.0	2.5	2000	$8,500	$4.25	44d	1	0.95mi
252 S Canon Dr Beverly Hills, CA	3.0	2.0	2017	$9,000	$4.46	24d	1	0.98mi
256 S La Peer Dr Beverly Hills, CA	3.0	2.0	1980	$7,800	$3.94	15d	1	1.05mi
515 N Roxbury Dr Beverly Hills, CA	3.0	2.5	3563	$18,500	$5.19	44d	1	1.06mi
211 S Arnaz Dr Beverly Hills, CA	3.0	2.0	1946	$5,600	$2.88	13d	1	1.06mi
321 S Elm Dr Beverly Hills, CA	2.0–3.0	2.5	2885	$8,750	$3.03	3d	6	1.09mi
755 N Alfred St Los Angeles, CA	3.0	4.0	2335	$12,500	$5.35	4d	1	1.15mi
755 N Alfred St Unit B Los Angeles, CA	3.0	3.5	2335	$12,500	$5.35	5d	1	1.15mi
8600 Wilshire Blvd Beverly Hills, CA	2.0–3.0	3.5	2506	$17,500	$6.98	1d	3	1.15mi
155 N Hamilton Dr #102 Beverly Hills, CA	3.0	4.0	2521	$9,500	$3.77	44d	1	1.16mi
141 S Linden Dr #206 Beverly Hills, CA	3.0	2.0	2093	$7,000	$3.34	15d	1	1.17mi

HOA detail

• Monthly dues: $2,662 · $31,944/yr
• Likely covers: watergymparking

Listing history 20 events

1. 2026-06-18
   days on market $3,099,000 Active 160 DOM
2. 2026-06-17
   days on market $3,099,000 Active 159 DOM
3. 2026-06-16
   days on market $3,099,000 Active 158 DOM
4. 2026-06-15
   days on market $3,099,000 Active 157 DOM
5. 2026-06-13
   days on market $3,099,000 Active 155 DOM
6. 2026-06-13
   days on market $3,099,000 Active 154 DOM
7. 2026-06-09
   days on market $3,099,000 Active 151 DOM
8. 2026-06-08
   days on market $3,099,000 Active 150 DOM
9. 2026-06-07
   days on market $3,099,000 Active 149 DOM
10. 2026-06-04
    days on market $3,099,000 Active 146 DOM
11. 2026-06-03
    days on market $3,099,000 Active 145 DOM
12. 2026-06-02
    days on market $3,099,000 Active 144 DOM
13. 2026-06-01
    days on market $3,099,000 Active 143 DOM
14. 2026-05-31
    days on market $3,099,000 Active 142 DOM
15. 2026-01-09
    listed $3,099,000 Active 1034-char remark

    Show marketing remark (1034 chars)

    Welcome to 425 Palm in Beverly Hills. Residence 102 offers an expansive 2 bedroom, 2.5 bath floor plan spanning 2,820 interior SF and 330 exterior SF. The thoughtfully designed open-concept layout features a gourmet kitchen that flows effortlessly into the dedicated living and dining rooms, extending to an outdoor patio ideal for indoor-outdoor living. Impeccably designed interior finishes feature Wolf and Sub-Zero appliances, a Miele built-in coffee system, Caesarstone countertops in the kitchen and baths, Italian Gessi fixtures, and custom imported Linea Quattro European cabinetry. The spacious primary suite includes a walk-in closet and a well-appointed bathroom with water closet. Additional highlights include an expansive terrace for entertaining, a dedicated laundry room, and two side-by-side assigned parking spaces. 425 Palm offers an on-site fitness center with top-of-the-line equipment, an outdoor gourmet kitchen, wood decking with sunken spa, a dedicated lobby with 24-hour on-site staff, and controlled access.

16. 2025-07-28
    price
17. 2025-05-01
    price
18. 2025-01-17
    listed Active
19. 2024-05-21
    status Active
20. 2024-03-15
    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: $13,419 · $1,118/mo
• Projected year-2 tax: $23,552 · $1,963/mo
• Expected delta: +$10,134/yr (+$844/mo · 75.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% 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: $90,867
• − Mortgage interest: −$173,592
• − Property taxes: −$13,419
• − Insurance: −$15,495
• − Repairs & maintenance: −$7,269
• − Management: −$7,269
• − HOA: −$31,944
• − Depreciation: −$90,153
• Taxable loss: −$248,274
• Est. tax savings @ 24.0%: +$59,586
• After-tax cash flow: $-124,505/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

6 events — show timeline

• 2026-01-09 Listed $3,099,000 TheMLS
• 2025-07-28 Price Changed — TheMLS
• 2025-05-01 Price Changed — TheMLS
• 2025-01-17 Listed — TheMLS
• 2024-05-21 Relisted — TheMLS
• 2024-03-15 Listed — TheMLS

Property tax history

+2.0%/yr

Latest (2025): $13,419 · +2.1% YoY. Source: county tax records.