The Group
CRE
Off-Market Multifamily Acquisition Brief
Taylor
taylor@thegroupcre.com
(310) 555-1234
14917 N Kenmore Ave
APN:
5098-081-010
Koreatown
94
units
Built
1941
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Headline Metrics
Opportunity Score
46 / 100
Assessed Value
$11.11M
Last Sale Price
$37.77M
Last Sale Date
Jul 4, 1990
Hold Years
35.9 yrs
Units
94
RSO Status
pending
ULA Exposure
None / Pending
Soft-Story
pending
Why This Deal
top signals — public record sources
Long hold
35.9 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)
+25
Prop 13 equity gap
Assessed $11.11M vs ~$24.4M est. market (45% of comp)
At 45% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Crest Properties 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
Crest Properties LLC
llc
Held
35.9 years
(since 1990)
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
$24.44M
max(AV × 1.5 = $$16.67M, submarket $/unit × units = $$24.44M)
ULA Tier
Tier 2 — $10.3M+ (5.5%)
ULA Tax Exposure
$1.34M
Source:
Measure ULA
· Ordinance 187382, Apr 2023. Paid by seller at close.
📊 Implied Cap Rate
Rent basis
submarket median rent
GSI (annual)
$1.92M
NOI (5.0% vacancy, 35.0% opex)
$1.18M
At AV
(Prop-13 — understated)
10.7%
$11.11M AV
At Market
(comp-adjusted)
4.8%
$24.44M 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