Real Estate Investing in Beverly Hills, California (90212)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 90212 (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.
- Declining values: -0.5% 5-year CAGR — values have moved lower.
- Elevated vacancy: 11.6% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Higher unemployment: 7.2% unemployment — tenant risk signal.
What’s happening in Beverly Hills, CA (90212)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 90212 Beverly Hills
ZIP 90212 in Beverly Hills, CA carries a impressive set of headwinds. Home values near $2.4M and rents of $3,730/mo sit inside a market where underwriting has to be tight.
The 90212 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
ZIP 90212's metrics run below Los Angeles County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
A robust renter share of 78% in 90212 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The right play in 90212 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Beverly Hills:
Property Strategy for 90212
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $1,492,383 | $3,730 | 1.8% | -2.4% | $746,192 |
| 3BR | $2,299,642 | $4,730 | 1.5% | -1.1% | $766,547 |
| 4BR | $3,656,623 | $5,270 | 1.0% | +2.1% | $914,156 |
| 5BR | $4,230,428 | — | — | — | $846,086 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 90212 Compare?
| Metric | 90212 | Beverly Hills | Los Angeles-Long Beach-Anaheim, CA | California |
|---|---|---|---|---|
| Home Value | $2,410,881 | $3,334,475 | N/A | $761,003 |
| 5-Year CAGR | N/A | 1.4% | N/A | 5.7% |
| Avg Rent | $3,730 | $6,516 | N/A | - |
| Cap Rate | 1.2% | 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 90212 (Beverly Hills, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 90212 (Beverly Hills, CA)?
~25 seconds · no account needed · your report is anonymous
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 | $2,410,881 |
| Monthly Rent | $3,730 |
| Price-to-Rent | 53.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 1.9% |
| Cap Rate | 1.2% |
| 5-Year IRR | 0.7% |
📈 Home Appreciation
| 1-Year | +9.2% ▲ |
| 3-Year CAGR | -1.5% ▼ |
| 5-Year CAGR | -0.5% ▼ |
| 10-Year CAGR | +3.4% ▲ |
🏠 Rent Trends
| 1-Year | +0.6% ▲ |
| 3-Year CAGR | +1.8% ▲ |
| 5-Year CAGR | +3.9% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.2%). 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 90212
Population: 10,834
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 90212
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Horace Mann Elementary
Hawthorne Elementary
Charnock Road Elementary
Palms Elementary
Rosewood Avenue Elementary
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 5,899 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?
Investors in Beverly Hills, CA typically see rents near $3,730/mo per month against $2.4M home values - a solid setup for rental cash flow.
How do experienced investors play Beverly Hills, CA?
A careful cash-flow rentals with hands-on management strategy Beverly Hills, CA best. The market produces even-keeled results for that approach at the $2.4M price point.
Where do home prices stand in Beverly Hills, CA?
Median home price in Beverly Hills, CA is near $2.4M, with a 5-year CAGR of 0.0%. Prices have been predictable and supportive of buy-and-hold strategies.
Does Beverly Hills, CA favor landlords or tenants?
The landlord environment in Beverly Hills, CA is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
Can owner-occupants cash flow in Beverly Hills, CA?
House hacking in Beverly Hills, CA is reasonable to execute. Prices around $2.4M and rents of $3,730/mo solid owner-occupant economics.
You know 90212 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 90212 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 90212 ranks in Los Angeles-Long Beach-Anaheim, CA
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 90212 (Beverly Hills)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 90212 (Beverly Hills, CA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.