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.
{
"id": 851,
"apn": "5550-091-026",
"address": "11950 N Las Palmas Ave",
"city": "Los Angeles",
"submarket": "Hollywood / Franklin Village",
"units": 17,
"year_built": 1972,
"use_code": "0503",
"use_code_label": "Apartment Building (16-30 units)",
"assessed_land": "1227000",
"assessed_improvement": "959000",
"assessed_total": "2186000",
"last_sale_date": "1990-04-04T00:00:00.000Z",
"last_sale_price": "6015000",
"last_transfer_type": "intra_family",
"years_held": "36.1",
"owner_name": "Watanabe Living Trust",
"owner_type": "trust",
"signal_score": 68,
"signals_fired": [
{
"note": "Prop 13 locks assessed value near purchase price; longer hold = larger gap to market",
"field": "years_held",
"value": "36.1 years",
"points": 25,
"signal": "Long hold",
"pending": false,
"source_dataset": "LA County Assessor — Deed transfer records (last_sale_date field)"
},
{
"note": "At 47% of submarket comp, locked equity creates sell/refi pressure",
"field": "assessed_total, units",
"value": "Assessed $2.19M vs ~$4.7M est. market (47% 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": "Watanabe Living 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)"
},
{
"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": "succession",
"status": "active",
"created_at": "2026-05-22T20:25:56.441Z",
"updated_at": "2026-05-22T21:17:58.411Z",
"years_since_last_dot": null,
"current_lender": null,
"ownership_chain": [
{
"to": "Watanabe Living Trust",
"date": "1990-04-04",
"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": "2026-05-22T21:17:58.380Z",
"assessor_gis": null,
"recorder_status": "robots_disallow_or_server_down"
},
"recorder_fetched_at": "2026-05-22T21:17:58.411Z",
"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": "36.1 years",
"points": 25,
"signal": "Long hold",
"pending": false,
"source_dataset": "LA County Assessor — Deed transfer records (last_sale_date field)"
},
{
"note": "At 47% of submarket comp, locked equity creates sell/refi pressure",
"field": "assessed_total, units",
"value": "Assessed $2.19M vs ~$4.7M est. market (47% 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": "Watanabe Living 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)"
},
{
"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": "2026-05-22T21:17:00.213Z",
"rso_status": "unknown",
"ula_flag": null,
"soft_story_status": "unknown",
"la_flags_ingest_at": null,
"owner_normalized": "WATANABE LIVING",
"lat": null,
"lng": null,
"last_contact_verified_at": null
}