Real Estate Investing in Beverly Hills, California (90211)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 90211 (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: 12.6% 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 47.5 — hard to cash-flow at these prices.
What’s happening in Beverly Hills, CA (90211)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 90211 Beverly Hills
Not every below-median market is a bargain. Beverly Hills's 90211 ZIP sits at signals that favor experienced operators who can absorb the risk $2.2M pricing implies.
From a cash-flow lens, the numbers look inviting — $2.2M purchase price, 0.0% nominal cap — the work to hit that pro forma in 90211 is substantial and deserves full respect.
Statewide comparisons place 90211 among CA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The demographic picture in 90211 includes headwinds that any investor should price in. Income distribution skews lower than Beverly Hills averages, and tenant stability requires active management.
Strategy in 90211 is an operator game, not a passive one. In practical terms, entry prices of $2.2M are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Beverly Hills:
Property Strategy for 90211
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $1,200,680 | $3,650 | 2.2% | -1.1% | $600,340 |
| 3BR | $2,236,730 | $4,630 | 1.5% | +2.4% | $745,577 |
| 4BR | $2,869,527 | $5,150 | 1.3% | +3.2% | $717,382 |
| 5BR | $3,606,558 | — | — | — | $721,312 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 90211 Compare?
| Metric | 90211 | Beverly Hills | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $2,238,145 | $3,334,475 | N/A | $761,003 |
| 5-Year CAGR | 2.8% | 1.4% | N/A | 5.7% |
| Avg Rent | $3,926 | $6,516 | N/A | - |
| Cap Rate | 1.4% | 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 90211 (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 | $2,238,145 |
| Monthly Rent | $3,926 |
| Price-to-Rent | 47.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.1% |
| Cap Rate | 1.4% |
| 5-Year IRR | 4.2% |
📈 Home Appreciation
| 1-Year | +8.7% ▲ |
| 3-Year CAGR | +1.4% ▲ |
| 5-Year CAGR | +2.8% ▲ |
| 10-Year CAGR | +6.4% ▲ |
🏠 Rent Trends
| 1-Year | +4.0% ▲ |
| 3-Year CAGR | +6.2% ▲ |
| 5-Year CAGR | +7.4% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.4%). 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 90211
Population: 8,871
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 90211
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Beverly Vista Middle
Pio Pico Middle
Alta Loma Elementary
Johnnie Cochran Jr. Middle
Susan Miller Dorsey 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
What do rentals go for in Beverly Hills, CA?
Rental rates in Beverly Hills, CA average $3,926/mo. Tenant demand and $2.2M home values make the yield look reasonable by investor standards.
Does house hacking work in Beverly Hills, CA?
House hacking works a tougher in Beverly Hills, CA. Rents of $3,926/mo against $2.2M acquisition make the strategy solid for owner-occupants.
What are vacancy rates like in Beverly Hills, CA?
Vacancy in Beverly Hills, CA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $3,926/mo.
What strategy should investors use in Beverly Hills, CA?
Investors usually favor careful cash-flow rentals with hands-on management in Beverly Hills, CA. With home values at $2.2M and rents near $3,926/mo, other strategies can work but produce stable rather than outsized returns.
Is Beverly Hills, CA a good market for buy-and-hold investors?
Our data puts Beverly Hills, CA at 2.0/5 for investability. Home prices of $2.2M and rents around $3,926/mo create a solid backdrop for investor activity.
You know 90211 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 90211 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 90211 ranks in Los Angeles-Long Beach-Anaheim, CA
Every ZIP in this metro, ranked. Free.
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