The Group
CRE
Off-Market Multifamily Acquisition Brief
Taylor
taylor@thegroupcre.com
(310) 555-1234
13998 Plummer St, Van Nuys
APN:
2306-084-061
San Fernando Valley
42
units
Built
1965
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Headline Metrics
Opportunity Score
47 / 100
Assessed Value
$3.43M
Last Sale Price
$8.60M
Last Sale Date
Sep 10, 2014
Hold Years
11.7 yrs
Units
42
RSO Status
pending
ULA Exposure
None / Pending
Soft-Story
pending
Why This Deal
top signals — public record sources
Prop 13 equity gap
Assessed $3.43M vs ~$10.3M est. market (33% of comp)
At 33% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Long hold
11.7 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+10
Owner entity: individual
Patricia & Scott Kaminsky
Individual owner; lower succession signal without long hold
📂 LA County Assessor — owner-of-record (assessment roll)
+5
Ownership
LA County Assessor — owner of record
Current Owner
Patricia & Scott Kaminsky
individual
Held
11.7 years
(since 2014)
Most recent transfer:
intra family
LA Underwriting Pro-Forma
RSO · ULA · Cap rate — every number cited
🔵 RSO Rent Roll Model
RSO status pending LAHD data ingestion.
🟡 ULA Mansion Tax Exposure
Projected sale price
$10.29M
max(AV × 1.5 = $$5.14M, submarket $/unit × units = $$10.29M)
ULA Tier
Tier 1 — $5.15M+ (4%)
ULA Tax Exposure
$412K
Source:
Measure ULA
· Ordinance 187382, Apr 2023. Paid by seller at close.
📊 Implied Cap Rate
Rent basis
submarket median rent
GSI (annual)
$806K
NOI (5.0% vacancy, 35.0% opex)
$498K
At AV
(Prop-13 — understated)
14.5%
$3.43M AV
At Market
(comp-adjusted)
4.8%
$10.29M est.
AV cap is artificially high — Prop-13 AV locks near purchase price. The gap is the owner's hidden equity.
🔴 Soft-Story Retrofit Capex
Pending LADBS data ingestion.
Comparable Sales
Last 24 months · San Fernando Valley submarket
No comps within San Fernando Valley submarket in last 24 months with recorded sale prices.
LA Regulatory Flags
LAHD · LADBS · Measure ULA
🔵 RSO Status
data pending
Pending LAHD RSO dataset ingestion.
Source:
LAHD RSO dataset
· LAMC §151.02
🟡 ULA Mansion Tax
data pending
Pending la-flags-ingest data.
Source:
Measure ULA
· Ordinance 187382 (Apr 2023)
🔴 Soft-Story Retrofit
data pending
Pending LADBS data ingestion.
Source:
LADBS
· Ordinance #183893