The Group
CRE
Off-Market Multifamily Acquisition Brief
Taylor
taylor@thegroupcre.com
(310) 555-1234
10148 S Irolo St
APN:
5089-004-048
Koreatown
25
units
Built
1950
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Headline Metrics
Opportunity Score
45 / 100
Assessed Value
$4.19M
Last Sale Price
$14.31M
Last Sale Date
May 21, 1997
Hold Years
29.0 yrs
Units
25
RSO Status
pending
ULA Exposure
None / Pending
Soft-Story
pending
Why This Deal
top signals — public record sources
Long hold
29 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)
+22
Quitclaim deed
Quitclaim deed
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Prop 13 equity gap
Assessed $4.19M vs ~$6.5M est. market (64% of comp)
At 64% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Ownership
LA County Assessor — owner of record
Current Owner
Western Realty Realty Corp
corp
Held
29.0 years
(since 1997)
Most recent transfer:
quitclaim
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
$6.50M
max(AV × 1.5 = $$6.28M, submarket $/unit × units = $$6.50M)
ULA Tier
Tier 1 — $5.15M+ (4%)
ULA Tax Exposure
$260K
Source:
Measure ULA
· Ordinance 187382, Apr 2023. Paid by seller at close.
📊 Implied Cap Rate
Rent basis
submarket median rent
GSI (annual)
$510K
NOI (5.0% vacancy, 35.0% opex)
$315K
At AV
(Prop-13 — understated)
7.5%
$4.19M AV
At Market
(comp-adjusted)
4.8%
$6.50M 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 · Koreatown submarket
No comps within Koreatown 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