Real Estate Investing in Beverly Hills, California (90210)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 90210 (Beverly Hills, CA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 18.5% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 37.5 — hard to cash-flow at these prices.
What’s happening in Beverly Hills, CA (90210)?
Click any question — our AI will research it live from the web and show you sources.
Local Pulse Report
AI-researched developments and news for Beverly Hills, CA (90210). Updated on demand as visitors ask.
Growth & development in Beverly Hills, CA (90210) Updated 146 days ago
Opportunities
- The $10 billion One Beverly Hills project, including two residential towers, an Aman hotel, and retail, began vertical construction in November 2025. — This mega-development creates numerous construction jobs and will offer new luxury housing, hospitality, and retail options. Construction Owners Club
- One Beverly Hills will feature 10 acres of botanical gardens, with 4.5 acres publicly accessible, enhancing green spaces for residents and visitors. — This provides new public green spaces and recreational opportunities in a densely developed area. Los Angeles Times
- Beverly Hills welcomed over 30 new shopping, dining, and cultural experiences in the past year, including flagship stores and renowned restaurants. — This expands consumer choice and diverse culinary and retail experiences for residents and visitors. Beverly Hills Conference & Visitors Bureau
- New businesses like fashion brand SANCTUARY, various restaurants, and specialty stores have recently opened or are coming soon to Beverly Hills. — These additions increase local employment opportunities and diversify the retail and dining landscape. Beverly Hills Chamber of Commerce
- The One Beverly Hills project is expected to generate over 2,700 direct construction jobs. — This provides significant employment opportunities for the local workforce. Multi-Housing News
Concerns
- The Phillips 66 refinery complex in Los Angeles (near Beverly Hills) is closing by Q4 2025, impacting over 600 employees and 300 contractors. — This closure results in significant job losses and economic uncertainty for hundreds of workers. CalMatters
- Several large companies, including Chevron and Oracle, have moved headquarters out of California in recent years, citing high taxes and regulations. — This indicates a potential loss of high-paying jobs and corporate presence in the state. The American Bazaar
Local news & events in Beverly Hills, CA (90210) Updated 146 days ago
Opportunities
- The Beverly Hills Police Department reported a notable decline in several major property crime categories in the first quarter of 2026 compared to 2025. — This indicates improved safety and security for residents and businesses. Beverly Hills News Flash
- Beverly Hills offers numerous community events, including art walks, concerts, and cultural celebrations throughout the year. — These events provide diverse opportunities for recreation, cultural engagement, and community building. Beverly Hills City Website
- A new county-funded study in March 2026 found Beverly Hills residents have among the highest life expectancies in Los Angeles County. — This suggests a high quality of life and access to good health resources for residents. Patch
- The City Council adopted an updated Open Space Element in February 2026, guiding the management and development of parks and natural resources. — This helps ensure continued access to green spaces and supports residents' quality of life. Beverly Hills City Website
Concerns
- In January 2024, a judge issued a moratorium on most building permits in Beverly Hills due to the city's alleged failure to approve an affordable housing plan. — This restricts property owners' ability to make improvements and could hinder housing development. Patch
- The Beverly Hills Police Department warned residents in March 2026 about an IRS check washing scam ahead of tax season. — This poses a financial risk to residents and requires vigilance to avoid becoming victims. Beverly Hills News Flash
- A motorcyclist died in a collision with a pickup truck in Beverly Hills on March 7, 2026. — This represents a tragic loss of life and highlights ongoing traffic safety concerns. Beverly Press & Park Labrea News
- In September 2023, residents voiced disappointment with city leaders regarding a lawsuit accusing officials of colluding to block a reproductive health clinic. — This indicates resident concern over access to healthcare and potential government overreach. Beverly Hills Courier
Schools in Beverly Hills, CA (90210) Updated 146 days ago
Opportunities
- The Beverly Hills Unified School District (BHUSD) joined Instagram's new School Partnership Program in June 2025 to protect teens online. — This expands student safety and provides tools for combating harmful online content. BHUSD News
- BHUSD is launching a Dual Language Academy at El Rodeo and Horace Mann Elementary Schools for the 2025-2026 school year. — This expands educational choices and opportunities for students to become bilingual. BHUSD Education Services
- The district offers an Expanded Learning Opportunities Program for TK-6th grade, including enrichment activities and addressing learning loss. — This provides additional academic and enrichment opportunities for younger students. BHUSD ELO Program Plan
- The Peters Auditorium at Beverly Hills High School (BHHS) celebrated a ribbon-cutting ceremony in January 2026. — This provides modernized facilities for arts and community events. BHUSD Bond Program
- New Upper Athletic Fields at Beverly Hills High School broke ground in July 2025, with completion expected by November 2025. — This provides upgraded athletic facilities, supporting student-athletes and community spirit. Erickson-Hall Construction
Concerns
- Beverly Hills Unified School District faces a current shortfall of funds needed to cover all remaining planned facility projects. — This may lead to delays or cuts in future facility improvements. BHUSD Bond Program
- The district's Long-Term English Learners showed a decrease in English Language Arts scores by 58.6 points in 2024. — This indicates a potential challenge in academic support for a specific student group. BHUSD LCAP
- The district's English Learner Progress for Long-Term English Learners decreased by 22.4%, to 19.2% making progress in 2024. — This suggests a decline in the rate at which English Learners are achieving proficiency. BHUSD LCAP
Civic & policy in Beverly Hills, CA (90210) Updated 146 days ago
Opportunities
- On March 13, 2025, the Planning Commission approved a seven-story mixed-use building at 55 N. La Cienega Blvd., including 140 residential units (22 affordable) and commercial space. — This expands housing options, particularly affordable housing, and revitalizes a commercial corridor near a future subway station. Beverly Press & Park Labrea News
- In March 2021, the City Council approved a Mixed-Use Overlay Zone to allow mixed-use developments in certain commercial areas, especially near future subway stations. — This provides flexibility for property owners and encourages a mix of housing types and commercial spaces. Crest Real Estate
- Measure RP, approved in November 2020, reserves a 0.75% sales tax increment for local use only if the County or another regional entity increases the sales tax. — This allows Beverly Hills to retain potential future sales tax revenue for local services and needs. Beverly Hills
- The City Council adopted Ordinance No. 24-O-2904, effective January 3, 2025, to update regulations related to special types of housing, complying with state law. — This ensures the city's housing policies align with state mandates, potentially facilitating more diverse housing options. Beverly Hills
Concerns
- The Rent Stabilization Commission was dissolved in January 2025 after completing its mandate. — The dissolution of the commission may reduce dedicated oversight and advocacy for tenant protections. Beverly Hills
- Measure A, a Los Angeles County ballot measure for November 2024, seeks to raise a half-cent sales tax for homelessness services and affordable housing, replacing an expiring quarter-cent tax. — This would increase the sales tax burden on Beverly Hills residents, with revenue allocated county-wide. Patch
- The Beverly Hills Planning Commission rejected plans for a 216-room hotel at 55 N. La Cienega Blvd. in 2021. — This decision limited a potential commercial development that could have brought jobs and tourism revenue. Beverly Press & Park Labrea News
AI-generated from public web sources. Always verify with official records. Not financial, legal, or investment advice.
Here's what matters if you're considering buying a home in Beverly Hills:
Property Strategy for 90210
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $991,576 | $3,130 | 2.3% | -1.4% | $991,576 |
| 2BR | $1,569,569 | $3,900 | 1.8% | +0.8% | $784,785 |
| 3BR | $2,808,664 | $4,940 | 1.3% | +1.4% | $936,221 |
| 4BR | $4,894,783 | $5,510 | 0.8% | +2.5% | $1,223,696 |
| 5BR | $9,008,326 | — | — | +2.3% | $1,801,665 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 90210 Compare?
| Metric | 90210 | Beverly Hills | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $5,354,398 | $3,334,475 | N/A | $761,003 |
| 5-Year CAGR | 1.8% | 1.4% | N/A | 5.7% |
| Avg Rent | $11,892 | $6,516 | N/A | - |
| Cap Rate | 1.7% | 1.4% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 90210 (Beverly Hills, CA). Anonymous, moderated, never written by AI.
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Property managers serving Los Angeles County
Manage rentals here? List your business →A Better Property Management Company Inc. provides property management services in Long Beach, Seal Beach, and Southern California. summary from their website
ACF Property Management leases shopping center spaces nationwide, managing over 37 shopping centers in 11 states from California to Florida. summary from their website
summary from their website summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $5,354,398 |
| Monthly Rent | $11,892 |
| Price-to-Rent | 37.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.7% |
| Cap Rate | 1.7% |
| 5-Year IRR | 3.6% |
📈 Home Appreciation
| 1-Year | +9.3% ▲ |
| 3-Year CAGR | -0.2% ▼ |
| 5-Year CAGR | +1.8% ▲ |
| 10-Year CAGR | +7.9% ▲ |
🏠 Rent Trends
| 1-Year | +24.0% ▲ |
| 3-Year CAGR | +15.3% ▲ |
| 5-Year CAGR | +11.6% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.7%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 90210
Population: 19,652
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 90210
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Beverly Vista Middle
Beverly Hills High
Laurel Elementary
Emerson Community Charter
Fairfax Senior High
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 1,120 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much should I expect to pay for a home in Beverly Hills, CA?
Typical homes in Beverly Hills, CA go for around $5.4M. The 5-year CAGR of 0.0% even-keeled price movement.
What are rental rates like in Beverly Hills, CA?
Rental rates in Beverly Hills, CA average $11,892/mo. Tenant demand and $5.4M home values make the yield look reasonable by investor standards.
How strong is the working-renter base in Beverly Hills, CA?
Tenant demand in Beverly Hills, CA is solid. The local workforce $11,892/mo rents across most rental classes.
How landlord-friendly is Beverly Hills, CA?
The landlord environment in Beverly Hills, CA is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
How does Beverly Hills, CA stack up for property investment?
Beverly Hills, CA records an investability rating of 2.0/5, with median home values near $5.4M and average rents around $11,892/mo. That combination puts it in the robust tier for investor interest.
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