Beverly Hills Income Property Market
Sold Properties
Total sold: 7
Sale price range: $1.85M – $9.785M
$/SF range: $219 – $852
Average DOM: 37 days
Notes: Covers 90210, 90211, 90212 .
Pending Properties
Total pending: 2
132 S Spalding Dr., List $11.95M, 19 units, 25,520 SF (65 DOM)
426 S Bedford Dr., List $2.995M, 2 units, 3,782 SF (56 DOM)
Active Properties
Total active: 15
Price range: $2.49M - $18.45M
$/SF range (list): $329 - $887
Average DOM (active): 102 days
High end: 303 N Swall Dr — 24 units, $18.45M, 40,928 SF ($450.79/SF, 111 DOM)
Mid range: 133 S Bedford Dr — 5 units, $5.299M, 6,448 SF ($821.81/SF, 115 DOM)
Lower end: 138 N Swall Dr — 2 units, $2.499M, 3,550 SF ($704.20/SF, 4 DOM)
Closed Multifamily-Multi-units Sales Data in Beverly Hills (Jan-Aug 2025)
224 S Gale Dr — 4 units, 3,447 SF, $1.85M ($536K per unit, $636.79/SF)
215 S Gale Dr — 4 units, 4,656 SF, $2.226M ($556K per unit, $507.95/SF)
151 S Rexford Dr — 4 units, 5,508 SF, $3.0M ($750K per unit, $580.97/SF)
327 N Swall Dr — 5 units, 5,356 SF, $3.225M ($645K per unit, $616.13/SF)
9860 W Olympic Blvd — 6 units, 5,721 SF, $4.875M ($812K per unit, $852.12/SF)
9850 W Olympic Blvd — 12 units, 11,434 SF, $4.875M ($406K per unit, $437.29/SF)
432 N Palm Dr — 36 units, 44,482 SF, $9.785M ($272K per unit, $219.98/SF)
What is the average price per square foot and price per unit in Beverly Hills?
Average Price per Square Foot: $550/SF
Average Price per Unit: $568K per unit
The latest Beverly Hills Multifamily comps in 90210, 90211, and 90212 (Jan–Aug 2025)
Sales so far: Only 7 apartment buildings have sold this year, mostly in the 90211 and 90212 ZIP codes.
Inventory: There are 15 buildings for sale right now, but only 2 are in escrow. This means properties are sitting on the market longer, and buyers have more choices.
Trends: The smaller buildings (4–6 units) are the ones selling. The bigger or pricier properties aren’t moving as fast, they often sit, get price cuts, or fall out of escrow.
For Investors: The small buildings (4–6 apartments) are selling fast because they’re easier to buy and manage. The bigger buildings are not selling as quickly, which means buyers can bargain more and try to get a better deal.
90210 Income Property Sales
1 sale total
Average sale price: $9.785M
Average $/SF: $219.98
Average DOM: 0 (off-market)
Closed Multifamily Sales 90210 Beverly Hills
432 N Palm Dr — 36 units, 44,482 SF. Sold June 20, 2025 for $9,785,000 ($219.98/SF).
90211 Income Property Sales
3 sales total
Sale price range: $1.85M – $3.23M
$/SF range: $507 - $637
Average DOM: 58 days
Closed Multifamily Sales 90211 Beverly Hills:
327 N Swall Dr - 5 units, 5,356 SF. Sold July 21, 2025 for $3,225,000 ($616.13/SF, 13 DOM).
215 S Gale Dr - 4 units, 4,656 SF. Sold June 6, 2025 for $2,226,000 ($507.95/SF, 51 DOM).
224 S Gale Dr - 4 units, 3,447 SF. Sold July 28, 2025 for $1,850,000 ($636.79/SF, 111 DOM).
90212 Income Property Sales
3 sales total
Sale price range: $3.0M - $4.875M
$/SF range: $437 - $852
Average DOM: 22 days
Closed Multifamily Sales 90212 Beverly Hills:
151 S Rexford Dr - 4 units, 5,508 SF. Sold August 8, 2025 for $3,000,000 ($580.97/SF, 29 DOM).
9850 W Olympic Blvd - 12 units, 11,434 SF. Sold June 10, 2025 for $4,875,000 ($437.29/SF, 37 DOM).
9860 W Olympic Blvd - 6 units, 5,721 SF. Sold June 24, 2025 for $4,875,000 ($852.12/SF, 0 DOM, off-market).
Closed sales: Only 7 properties sold YTD, with most activity in 90211 and 90212.
Inventory is building: 15 actives compared to just 2 pendings; absorption rate is slow.
Market behavior: Smaller 4-6 unit buildings are moving, while larger or higher-priced assets linger or cycle through price changes/extensions.
Investor angle: Expect competition for well-priced walk-ups, while larger deals may offer negotiation room.
Beverly Hills Apartment Rent Averages (Aug 2025)
Studio~$2,000–$2,200
1 Bedroom~$2,800–$3,000
2 Bedroom~$4,100–$4,800
3 Bedroom~$6,950–$7,500
www.zumper.com www.renthop.com
How many days on market do Beverly Hills apartment buildings take to sell?
In Beverly Hills, apartment buildings can sell in as little as 13 days or sit on the market for up to 3–4 months. The difference comes down to pricing and property type.
Price it right from the start; it sells faster. Overpriced lingers and needs cuts.
Smaller 4-6 units move quickest; bigger, high-priced buildings take longer.
Strong income & good condition attract buyers; weak rents or needed repairs, overpriced income properties slow sales.
What’s the difference between Beverly Hills rent control and Beverly Hills Post Office (90210) rules, and which applies to my apartment building?
Beverly Hills Multifamily Rent Control
Inside the city of Beverly Hills, Beverly Hills rent stabilization.
BHPO (actually Los Angeles); Los Angeles rent control rules.
Beverly Hills City
Inside the actual City of Beverly Hills city limits.
Governed by Beverly Hills laws (including Beverly Hills Rent Stabilization Ordinance).
Has its own police, city hall, and services.
Beverly Hills Post Office (BHPO)
Part of the City of Los Angeles, not Beverly Hills.
Still uses the 90210 zip code and a “Beverly Hills” mailing address.
Governed by Los Angeles laws (including LA Rent Stabilization Ordinance if the building was built before Oct 1978).
City services come from Los Angeles, not Beverly Hills.
How to Tell Whether You Are in Beverly Hills or Beverly Hills Post Office?
Check your property tax bill It will say City of Beverly Hills or City of Los Angeles.
Look at the parcel map or city zoning map Beverly Hills and Los Angeles have clear boundary lines.
City services clue If trash, police, and permits come from Beverly Hills City Hall, you’re in Beverly Hills. If they come from Los Angeles, you’re the BHPO.
Even if the mailing address says “Beverly Hills, CA 90210,” it might actually be in Los Angeles (BHPO). Rent control varies by city, not just zip code.
What cap rate and GRM are typical for Beverly Hills income properties?
Cap rates in Beverly Hills generally run 3.5%–5% with GRMs around 16–19, based on comps from January to August. Results depend on the building’s age, whether units are delivered vacant (allowing rents to reset to market, thus the cap rate could be higher), and actual income.
What due diligence items matter most in Beverly Hills (RSO, soft-story, parking, zoning)?
Step 1: Know Your City
Beverly Hills, local Rent Stabilization Ordinance (RSO), its own retrofit program, and city permits.
Beverly Hills Post Office (BHPO/Los Angeles) follows Los Angeles laws, which are different.
Applies to most rental buildings with 2+ units built before Feb 1, 1995.
Requires annual registration, tenant notices, and compliance with rent caps (about 3%–3.1%).
Includes just-cause eviction rules and relocation requirements.
2. Soft-Story Seismic Retrofit
Applies to wood-frame buildings built before 1978 with tuck-under parking or weak walls.
Owners must file screening forms, submit retrofit plans, and complete upgrades within set timelines.
84% of buildings are already complete; the remaining ones must comply or face major costs.
3. Parking & Zoning
Verify the property meets current parking codes. Grandfathered buildings may lose that status if redeveloped.
Check zoning for units allowed, height, setbacks, and use restrictions limits future expansion.
4. Permits & Code Violations
Confirm no open violations or unpermitted work, which can block financing, leasing, or resale.
5. Environmental & Historic
Check for hazardous cleanup needs or historic designations that could add costs or restrict changes.
Beverly Hills Post Office vs. Beverly Hills: Mansion Tax / Transfer Fees
City of Los Angeles (Measure ULA, in effect since April 2023):
4% transfer tax on property sales over $5 million.
5.5% transfer tax on property sales over $10 million.
This is on top of the normal base transfer tax.
City of Beverly Hills:
Does not have a mansion tax.
Only the standard county transfer tax applies (very small compared to LA’s ULA).
What This Means for Investors
If you own in Los Angeles, selling a $10M+ property triggers a huge tax bill
In Beverly Hills, you avoid that extra tax entirely.
As your property appreciates in value, you don’t get hit with LA’s “ULA” transfer penalty when you sell.
Contact Us
Buying or selling an income property in Beverly Hills requires understanding rent control laws, city requirements, cap rates, GRM, and how location, schools, and walkability impact value. If you’re considering Beverly Hills multifamily or commercial investments, be aware of the nuances between ZIP codes like 90210 and the City of Los Angeles, as each carries its own regulations. That’s where we come in. If you’re looking to invest or thinking of selling your income property, we can provide a complimentary valuation, guide you through zoning and compliance, and ensure your property gets maximum exposure to achieve the highest return.