1196 W 3rd St — ApexOS Deal Detail

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

Long hold

30.4 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)

years_held

+25

Owner entity: individual

Kenneth & Jack Flores

Individual owner with long hold — estate succession risk elevated

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

owner_type, owner_name

+10

Refi recency pending

data pending

Recorder ingestion pending for this parcel; signal excluded from score

📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records

years_since_last_dot

—

Final Score (0–100 cap) 35

Ownership LA County Assessor — owner of record

Current Owner

Kenneth & Jack Flores

Held 30.4 years (since 1996)

individual

Full deed chain data pending — Recorder data loads as parcels are processed via jobs/recorder-ingest.js.
Most recent recorded transfer type: arms length

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

NOD Filed data pending

Current Lender data pending

Years Since Last Refi data pending

Recorder Data Not yet ingested

Deed of Trust detail loads after jobs/recorder-ingest.js runs for this parcel. LA County RR/CC is intermittently unreachable; data populates when the server responds.

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: Kenneth & Jack Flores 📋 CA DRE Licensee 🏢 CA SOS LLC Lookup 🔍 Google: Owner + Phone 📄 County Recorder: APN

Saved Contacts (0)

No contacts saved yet. Use the lookup buttons above to research, then log what you find below.

Add Contact

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 $11.96M

Formula: max(AV × 1.5 = $$11.96M, submarket $/unit × units = $$9.62M)

ULA Tier Tier 2 — $10.3M+ (5.5%)

ULA Tax Exposure $658K

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) $755K/yr

Effective Gross Income (95.0% occ.) $717K/yr

Net Operating Income (65.0% of EGI) $466K/yr

At Assessed Value
(Prop-13 locked — understated)

5.8%

$7.98M AV

At Market Value
(comp-adjusted)

4.8%

$9.62M 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

Update Outreach State

Raw Parcel Data

{ "id": 1050, "apn": "5090-042-043", "address": "1196 W 3rd St", "city": "Los Angeles", "submarket": "Koreatown", "units": 37, "year_built": 1956, "use_code": "0504", "use_code_label": "Apartment Building (31+ units)", "assessed_land": "3954000", "assessed_improvement": "4022000", "assessed_total": "7976000", "last_sale_date": "1996-01-08T00:00:00.000Z", "last_sale_price": "19075000", "last_transfer_type": "arms_length", "years_held": "30.4", "owner_name": "Kenneth & Jack Flores", "owner_type": "individual", "signal_score": 35, "signals_fired": [ { "note": "Prop 13 locks assessed value near purchase price; longer hold = larger gap to market", "field": "years_held", "value": "30.4 years", "points": 25, "signal": "Long hold", "pending": false, "source_dataset": "LA County Assessor — Deed transfer records (last_sale_date field)" }, { "note": "Individual owner with long hold — estate succession risk elevated", "field": "owner_type, owner_name", "value": "Kenneth & Jack Flores", "points": 10, "signal": "Owner entity: individual", "pending": false, "source_dataset": "LA County Assessor — owner-of-record (assessment roll)" }, { "note": "Recorder ingestion pending for this parcel; signal excluded from score", "field": "years_since_last_dot", "value": "data pending", "points": 0, "signal": "Refi recency", "pending": true, "source_dataset": "LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records" } ], "signal_type": "long_hold", "status": "active", "created_at": "2026-05-22T20:25:56.441Z", "updated_at": "2026-05-22T21:17:11.281Z", "years_since_last_dot": null, "current_lender": null, "ownership_chain": [], "has_recent_nod": null, "recorder_raw": {}, "recorder_fetched_at": null, "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": "30.4 years", "points": 25, "signal": "Long hold", "pending": false, "source_dataset": "LA County Assessor — Deed transfer records (last_sale_date field)" }, { "note": "Individual owner with long hold — estate succession risk elevated", "field": "owner_type, owner_name", "value": "Kenneth & Jack Flores", "points": 10, "signal": "Owner entity: individual", "pending": false, "source_dataset": "LA County Assessor — owner-of-record (assessment roll)" }, { "note": "Recorder ingestion pending for this parcel; signal excluded from score", "field": "years_since_last_dot", "value": "data pending", "points": 0, "signal": "Refi recency", "pending": true, "source_dataset": "LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records" } ], "submarket_velocity": null, "scored_at": "2026-05-22T21:17:11.281Z", "rso_status": "unknown", "ula_flag": null, "soft_story_status": "unknown", "la_flags_ingest_at": null, "owner_normalized": "KENNETH & JACK FLORES", "lat": null, "lng": null, "last_contact_verified_at": null }