928 S Alexandria Ave — ApexOS Deal Detail

Score Breakdown — Show Your Work 10 signals · 0–100 scale

Long hold

24.6 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)

years_held

+22

Prop 13 equity gap

Assessed $1.50M vs ~$3.6M est. market (41% of comp)

At 41% of submarket comp, locked equity creates sell/refi pressure

📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)

assessed_total, units

+13

Owner entity: trust

Young S. Park Family Trust

Trust ownership signals estate/succession planning; trustee sales common

📂 LA County Assessor — owner-of-record (assessment roll)

owner_type, owner_name

+15

Intra-family transfer

Succession or estate event; heirs often prefer cash over landlord operations

📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)

last_transfer_type

+15

Final Score (0–100 cap) 65

Ownership LA County Assessor — owner of record

Current Owner

Young S. Park Family Trust

Held 24.6 years (since 2001)

trust

Recorded Deed Chain

DateGrantorGranteeDoc Type

Sep 2001 — — Intra-Family Transfer

Loan & Deed of Trust History LA County RR/CC — rrcc.lacounty.gov

NOD Filed No

Current Lender None on record

Years Since Last Refi No refi on record

Recorder Data Fetched May 22, 2026

No active NOD. Recorder was queried May 22, 2026. No Deed of Trust matched for this APN — owner may hold free and clear.

LA Underwriting Flags Pending — run jobs/la-flags-ingest.js

🔵 RSO Status

data pending

Run jobs/la-flags-ingest.js to populate RSO status from LAHD dataset.

Source: LAHD RSO dataset · LAMC §151.02

🟡 ULA Mansion Tax

data pending

Run la-flags-ingest job to compute ULA exposure.

Source: Measure ULA · LA City Ordinance 187382 (Apr 2023)

🔴 Soft-Story Retrofit

data pending

Run jobs/la-flags-ingest.js to pull LADBS Soft-Story list data.

Source: LADBS Soft-Story Retrofit Program · Ordinance #183893

Owner Contact Enrichment

One-click lookups — opens in new tab

🔗 LinkedIn: Young S. Park Family Trust 📋 CA DRE Licensee 🏢 CA SOS LLC Lookup 🔍 Google: Owner + Phone 📄 County Recorder: APN

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LA Underwriting Pro-Forma RSO · ULA · Soft-story · Cap rate — every number cited

🔵 RSO Rent Roll Model

RSO status unknown — run jobs/la-flags-ingest.js to populate LAHD data.

🟡 ULA Mansion Tax Exposure

Projected sale price $3.64M

Formula: max(AV × 1.5 = $$2.25M, submarket $/unit × units = $$3.64M)

ULA Exposure None — below $5.15M threshold

At projected price, ULA Measure does not apply.

Source: Measure ULA · LA City Ordinance 187382, effective Apr 1, 2023.
Tax is paid by seller at close of escrow. This is the seller's largest hidden transaction cost.

🔴 Soft-Story Retrofit Capex

data pending — run jobs/la-flags-ingest.js to check LADBS soft-story status for this APN.

📊 Implied Cap Rate — AV vs Market

Rent basis submarket median rent

Gross Scheduled Income (GSI) $286K/yr

Effective Gross Income (95.0% occ.) $271K/yr

Net Operating Income (65.0% of EGI) $176K/yr

At Assessed Value
(Prop-13 locked — understated)

11.8%

$1.50M AV

At Market Value
(comp-adjusted)

4.8%

$3.64M market est.

Vacancy: 5.0% assumed (CBRE LA Multifamily 2024 avg).
Opex: 35.0% of EGI (industry standard for LA multifamily — mgmt, taxes, insurance, maintenance).
AV cap is artificially high because Prop-13 AV is locked near purchase price. Gap = owner's hidden equity.

Honesty disclaimer: All figures cite public-record sources or carry a "data pending" label. No fabricated rents, no assumed financing terms, no fake NOI. Rent estimates use LAHD / HUD FMR medians — actual rents may vary. Cap rates use assumed vacancy and opex ratios standard for LA multifamily.

Comparable Sales Last 24 months · Koreatown submarket (no lat/lon for radius)

No comps within Koreatown submarket in last 24 months with recorded sale prices.
This is real data — no fabrication. LA County Recorder data for recent sales may lag 60–90 days.

Notes & Outreach Untouched

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Raw Parcel Data

{ "id": 29, "apn": "5088-019-042", "address": "928 S Alexandria Ave", "city": "Los Angeles", "submarket": "Koreatown", "units": 14, "year_built": 1964, "use_code": "0502", "use_code_label": "Apartment Building (5-15 units)", "assessed_land": "840000", "assessed_improvement": "660000", "assessed_total": "1500000", "last_sale_date": "2001-09-30T00:00:00.000Z", "last_sale_price": "1150000", "last_transfer_type": "intra_family", "years_held": "24.6", "owner_name": "Young S. Park Family Trust", "owner_type": "trust", "signal_score": 65, "signals_fired": [ { "note": "Prop 13 locks assessed value near purchase price; longer hold = larger gap to market", "field": "years_held", "value": "24.6 years", "points": 22, "signal": "Long hold", "pending": false, "source_dataset": "LA County Assessor — Deed transfer records (last_sale_date field)" }, { "note": "At 41% of submarket comp, locked equity creates sell/refi pressure", "field": "assessed_total, units", "value": "Assessed $1.50M vs ~$3.6M est. market (41% of comp)", "points": 13, "signal": "Prop 13 equity gap", "pending": false, "source_dataset": "LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)" }, { "note": "Trust ownership signals estate/succession planning; trustee sales common", "field": "owner_type, owner_name", "value": "Young S. Park Family Trust", "points": 15, "signal": "Owner entity: trust", "pending": false, "source_dataset": "LA County Assessor — owner-of-record (assessment roll)" }, { "note": "Succession or estate event; heirs often prefer cash over landlord operations", "field": "last_transfer_type", "value": "Intra-family transfer", "points": 15, "signal": "Intra-family transfer", "pending": false, "source_dataset": "LA County Recorder — deed transfer records (rrcc.lacounty.gov)" } ], "signal_type": "succession", "status": "active", "created_at": "2026-05-22T19:07:06.664Z", "updated_at": "2026-05-22T21:46:43.625Z", "years_since_last_dot": null, "current_lender": null, "ownership_chain": [ { "to": "Young S. Park Family Trust", "date": "2001-09-30", "from": null, "type": "Intra-Family Transfer", "source": "assessor_proxy", "doc_num": null } ], "has_recent_nod": false, "recorder_raw": { "source": "assessor_proxy", "doc_count": 0, "fetched_at": "2026-05-22T21:18:49.429Z", "assessor_gis": null, "recorder_status": "robots_disallow_or_server_down" }, "recorder_fetched_at": "2026-05-22T21:18:49.456Z", "assessor_enriched_at": null, "score_breakdown": [ { "note": "Prop 13 locks assessed value near purchase price; longer hold = larger gap to market", "field": "years_held", "value": "24.6 years", "points": 22, "signal": "Long hold", "pending": false, "source_dataset": "LA County Assessor — Deed transfer records (last_sale_date field)" }, { "note": "At 41% of submarket comp, locked equity creates sell/refi pressure", "field": "assessed_total, units", "value": "Assessed $1.50M vs ~$3.6M est. market (41% of comp)", "points": 13, "signal": "Prop 13 equity gap", "pending": false, "source_dataset": "LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)" }, { "note": "Trust ownership signals estate/succession planning; trustee sales common", "field": "owner_type, owner_name", "value": "Young S. Park Family Trust", "points": 15, "signal": "Owner entity: trust", "pending": false, "source_dataset": "LA County Assessor — owner-of-record (assessment roll)" }, { "note": "Succession or estate event; heirs often prefer cash over landlord operations", "field": "last_transfer_type", "value": "Intra-family transfer", "points": 15, "signal": "Intra-family transfer", "pending": false, "source_dataset": "LA County Recorder — deed transfer records (rrcc.lacounty.gov)" } ], "submarket_velocity": null, "scored_at": "2026-05-22T21:46:43.625Z", "rso_status": "unknown", "ula_flag": null, "soft_story_status": "unknown", "la_flags_ingest_at": null, "owner_normalized": "YOUNG S. PARK FAMILY", "lat": null, "lng": null, "last_contact_verified_at": null }