The Group
CRE
Off-Market Multifamily Acquisition Brief
Taylor
taylor@thegroupcre.com
(310) 555-1234
16685 Ranchito Ave, Van Nuys
APN:
2397-084-082
San Fernando Valley
89
units
Built
1965
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Headline Metrics
Opportunity Score
26 / 100
Assessed Value
$13.17M
Last Sale Price
$31.08M
Last Sale Date
Jan 12, 2014
Hold Years
12.4 yrs
Units
89
RSO Status
pending
ULA Exposure
None / Pending
Soft-Story
pending
Why This Deal
top signals — public record sources
Long hold
12.4 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
Prop 13 equity gap
Assessed $13.17M vs ~$21.8M est. market (60% of comp)
At 60% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: llc
Elite Land Co LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Ownership
LA County Assessor — owner of record
Current Owner
Elite Land Co LLC
llc
Held
12.4 years
(since 2014)
Most recent transfer:
arms length
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
$21.80M
max(AV × 1.5 = $$19.76M, submarket $/unit × units = $$21.80M)
ULA Tier
Tier 2 — $10.3M+ (5.5%)
ULA Tax Exposure
$1.20M
Source:
Measure ULA
· Ordinance 187382, Apr 2023. Paid by seller at close.
📊 Implied Cap Rate
Rent basis
submarket median rent
GSI (annual)
$1.71M
NOI (5.0% vacancy, 35.0% opex)
$1.06M
At AV
(Prop-13 — understated)
8.0%
$13.17M AV
At Market
(comp-adjusted)
4.8%
$21.80M 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