v0.5 — LA underwriting flags: RSO · ULA Mansion Tax · Soft-Story Retrofit. Source: LA County Assessor 2024 secured property roll + LAHD RSO data + LADBS Soft-Story list. 10-signal scoring · NOD, refi, Prop 13 equity gap, owner type, soft-story.  ·  See data sources ↓
Off-Market Intelligence · Los Angeles County · Public Records

Deal Pipeline

LA multifamily buildings ranked by sell-signal strength — every data point from public records.

1005 Active Leads
$2993M Total Assessed Value
23189 Total Units
38 Avg Signal Score
All Markets Silver Lake Mid-City South LA Hollywood Koreatown SFV
Flags 🔵 RSO 🟡 ULA $5M+ 🔴 Soft-Story Open Flags pending — run la-flags-ingest job
44 leads matching filters
Mid-City / West Adams× succession×
1
5632 W Jefferson Blvd Succession
Mid-City / West Adams 37 units Built 1953 Owner: Bernstein Family Trust Entity: trust APN: 5034-050-051
Assessed Land $2.8M
Assessed Improvement $1.8M
Assessed Total $4.6M
Last Sale May 1994
Sale Price $15.3M
Years Held 32.1 yrs
Transfer Type intra family
68
Score
Why?
Signal breakdown
Long hold
32.1 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 $4.61M vs ~$9.8M est. market (47% of comp)
At 47% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: trust
Bernstein Family Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
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
+0
Final score 68 / 100
2
14732 S Catalina St Succession
Mid-City / West Adams 6 units Built 1978 Owner: Martinez 1998 Living Trust Entity: trust APN: 5030-036-057
Assessed Land $303K
Assessed Improvement $285K
Assessed Total $588K
Last Sale Nov 1994
Sale Price $1.7M
Years Held 31.5 yrs
Transfer Type intra family
68
Score
Why?
Signal breakdown
Long hold
31.5 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 $0.59M vs ~$1.6M est. market (37% of comp)
At 37% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: trust
Martinez 1998 Living Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
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
+0
Final score 68 / 100
3
653 Venice Blvd Succession
Mid-City / West Adams 18 units Built 1975 Owner: Gutierrez Revocable Trust Entity: trust APN: 4323-098-088
Assessed Land $963K
Assessed Improvement $885K
Assessed Total $1.8M
Last Sale Jan 2003
Sale Price $7.4M
Years Held 23.4 yrs
Transfer Type intra family
65
Score
Why?
Signal breakdown
Long hold
23.4 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)
+22
Prop 13 equity gap
Assessed $1.85M vs ~$4.8M est. market (39% of comp)
At 39% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: trust
Gutierrez Revocable Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
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
+0
Final score 65 / 100
4
16405 W Exposition Blvd Succession
Mid-City / West Adams 7 units Built 1977 Owner: Pico Partners LLC Entity: llc APN: 5030-040-052
Assessed Land $355K
Assessed Improvement $272K
Assessed Total $627K
Last Sale Jul 1991
Sale Price $965K
Years Held 34.8 yrs
Transfer Type quitclaim
65
Score
Why?
Signal breakdown
Long hold
34.8 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 $0.63M vs ~$1.9M est. market (34% of comp)
At 34% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: llc
Pico Partners LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
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
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
+0
Final score 65 / 100
5
2609 S Cloverdale Ave Succession
Mid-City / West Adams 12 units Built 1960 Owner: Cloverdale Family Trust Entity: trust APN: 5034-028-009
Assessed Land $740K
Assessed Improvement $590K
Assessed Total $1.3M
Last Sale Nov 1998
Sale Price $530K
Years Held 27.5 yrs
Transfer Type intra family
65
Score
Why?
Signal breakdown
Long hold
27.5 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
Prop 13 equity gap
Assessed $1.33M vs ~$3.2M est. market (42% of comp)
At 42% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: trust
Cloverdale Family Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Final score 65 / 100
6
4835 S Gramercy Pl Succession
Mid-City / West Adams 32 units Built 1973 Owner: Michael W. Wu Entity: individual APN: 4324-025-051
Assessed Land $2.1M
Assessed Improvement $2.0M
Assessed Total $4.1M
Last Sale Feb 1995
Sale Price $7.9M
Years Held 31.3 yrs
Transfer Type quitclaim
63
Score
Why?
Signal breakdown
Long hold
31.3 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 $4.13M vs ~$8.5M est. market (49% of comp)
At 49% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Michael W. Wu
Individual owner with long hold — estate succession risk elevated
📂 LA County Assessor — owner-of-record (assessment roll)
+10
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
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
+0
Final score 63 / 100
7
4112 S McCadden Pl Succession
Mid-City / West Adams 38 units Built 1943 Owner: Nguyen Bypass Trust Entity: trust APN: 5035-003-040
Assessed Land $3.3M
Assessed Improvement $3.2M
Assessed Total $6.5M
Last Sale Oct 1992
Sale Price $16.6M
Years Held 33.6 yrs
Transfer Type intra family
63
Score
Why?
Signal breakdown
Long hold
33.6 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)
+25
Prop 13 equity gap
Assessed $6.51M vs ~$10.1M est. market (65% of comp)
At 65% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: trust
Nguyen Bypass Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
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
+0
Final score 63 / 100
8
15921 S Mansfield Ave Succession
Mid-City / West Adams 9 units Built 1985 Owner: Clara T. Wilson Entity: individual APN: 5032-089-070
Assessed Land $668K
Assessed Improvement $432K
Assessed Total $1.1M
Last Sale May 1996
Sale Price $1.9M
Years Held 30.0 yrs
Transfer Type intra family
63
Score
Why?
Signal breakdown
Long hold
30 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 $1.10M vs ~$2.4M est. market (46% of comp)
At 46% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Clara T. Wilson
Individual owner with long hold — estate succession risk elevated
📂 LA County Assessor — owner-of-record (assessment roll)
+10
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
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
+0
Final score 63 / 100
9
7126 S Mullen Ave Succession
Mid-City / West Adams 8 units Built 1954 Owner: Pinnacle Income Fund LLC Entity: llc APN: 4326-081-037
Assessed Land $564K
Assessed Improvement $377K
Assessed Total $941K
Last Sale Sep 1995
Sale Price $3.0M
Years Held 30.7 yrs
Transfer Type intra family
61
Score
Why?
Signal breakdown
Long hold
30.7 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 $0.94M vs ~$2.1M est. market (44% of comp)
At 44% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Pinnacle Income Fund LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
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
+0
Final score 61 / 100
10
16660 S Bronson Ave Succession
Mid-City / West Adams 5 units Built 1948 Owner: Johnson Revocable Trust Entity: trust APN: 5035-020-078
Assessed Land $304K
Assessed Improvement $246K
Assessed Total $550K
Last Sale Oct 2007
Sale Price $845K
Years Held 18.6 yrs
Transfer Type quitclaim
61
Score
Why?
Signal breakdown
Long hold
18.6 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)
+18
Prop 13 equity gap
Assessed $0.55M vs ~$1.3M est. market (42% of comp)
At 42% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: trust
Johnson Revocable Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
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
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
+0
Final score 61 / 100
11
702 S Stanley Ave Succession
Mid-City / West Adams 8 units Built 1942 Owner: Lakewood Real Estate LLC Entity: llc APN: 5032-043-081
Assessed Land $456K
Assessed Improvement $422K
Assessed Total $878K
Last Sale Jan 1996
Sale Price $1.4M
Years Held 30.4 yrs
Transfer Type intra family
61
Score
Why?
Signal breakdown
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)
+25
Prop 13 equity gap
Assessed $0.88M vs ~$2.1M 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)
+13
Owner entity: llc
Lakewood Real Estate LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
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
+0
Final score 61 / 100
12
16064 S Ogden Dr Succession
Mid-City / West Adams 56 units Built 1949 Owner: Vega 2010 Family Trust Entity: trust APN: 4325-049-092
Assessed Land $4.7M
Assessed Improvement $4.0M
Assessed Total $8.7M
Last Sale Jan 2002
Sale Price $31.2M
Years Held 24.4 yrs
Transfer Type quitclaim
60
Score
Why?
Signal breakdown
Long hold
24.4 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)
+22
Prop 13 equity gap
Assessed $8.65M vs ~$14.8M est. market (58% of comp)
At 58% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: trust
Vega 2010 Family Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
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
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
+0
Final score 60 / 100
13
8222 S Victoria Ave Succession
Mid-City / West Adams 16 units Built 1982 Owner: George G. Delgado Entity: individual APN: 4328-040-083
Assessed Land $1.2M
Assessed Improvement $943K
Assessed Total $2.1M
Last Sale Feb 2001
Sale Price $5.2M
Years Held 25.3 yrs
Transfer Type intra family
60
Score
Why?
Signal breakdown
Long hold
25.3 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
Prop 13 equity gap
Assessed $2.10M vs ~$4.2M est. market (50% of comp)
At 50% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
George G. Delgado
Individual owner with long hold — estate succession risk elevated
📂 LA County Assessor — owner-of-record (assessment roll)
+10
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
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
+0
Final score 60 / 100
14
1611 W Adams Blvd Succession
Mid-City / West Adams 24 units Built 1985 Owner: Alejandro & Peter Flores Entity: individual APN: 4324-069-057
Assessed Land $1.2M
Assessed Improvement $1.2M
Assessed Total $2.4M
Last Sale Jun 1999
Sale Price $6.1M
Years Held 26.9 yrs
Transfer Type intra family
60
Score
Why?
Signal breakdown
Long hold
26.9 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)
+22
Prop 13 equity gap
Assessed $2.38M vs ~$6.4M est. market (38% of comp)
At 38% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Alejandro & Peter Flores
Individual owner with long hold — estate succession risk elevated
📂 LA County Assessor — owner-of-record (assessment roll)
+10
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
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
+0
Final score 60 / 100
15
17813 Fairfax Ave Succession
Mid-City / West Adams 25 units Built 1951 Owner: Manuel & Min Jae Hernandez Entity: individual APN: 4328-066-072
Assessed Land $1.6M
Assessed Improvement $1.2M
Assessed Total $2.8M
Last Sale Nov 1999
Sale Price $4.4M
Years Held 26.6 yrs
Transfer Type intra family
60
Score
Why?
Signal breakdown
Long hold
26.6 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)
+22
Prop 13 equity gap
Assessed $2.79M vs ~$6.6M est. market (42% of comp)
At 42% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Manuel & Min Jae Hernandez
Individual owner with long hold — estate succession risk elevated
📂 LA County Assessor — owner-of-record (assessment roll)
+10
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
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
+0
Final score 60 / 100
16
15765 S Buckingham Rd Succession
Mid-City / West Adams 18 units Built 1985 Owner: Vermont Land Co LLC Entity: llc APN: 5036-096-042
Assessed Land $1.3M
Assessed Improvement $999K
Assessed Total $2.3M
Last Sale Dec 2002
Sale Price $4.1M
Years Held 23.4 yrs
Transfer Type intra family
58
Score
Why?
Signal breakdown
Long hold
23.4 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)
+22
Prop 13 equity gap
Assessed $2.26M vs ~$4.8M est. market (47% of comp)
At 47% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Vermont Land Co LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
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
+0
Final score 58 / 100
17
4089 S Rimpau Blvd Succession
Mid-City / West Adams 18 units Built 1953 Owner: Fuentes 1995 Trust Entity: trust APN: 5032-089-047
Assessed Land $905K
Assessed Improvement $583K
Assessed Total $1.5M
Last Sale Aug 2014
Sale Price $4.5M
Years Held 11.8 yrs
Transfer Type quitclaim
57
Score
Why?
Signal breakdown
Long hold
11.8 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)
+10
Prop 13 equity gap
Assessed $1.49M vs ~$4.8M est. market (31% of comp)
At 31% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: trust
Fuentes 1995 Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
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
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
+0
Final score 57 / 100
18
19331 S Mullen Ave Succession
Mid-City / West Adams 16 units Built 1957 Owner: Dominguez Living Trust Entity: trust APN: 4328-075-085
Assessed Land $1.4M
Assessed Improvement $1.4M
Assessed Total $2.9M
Last Sale Jul 2000
Sale Price $5.8M
Years Held 25.8 yrs
Transfer Type quitclaim
57
Score
Why?
Signal breakdown
Long hold
25.8 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
Prop 13 equity gap
Assessed $2.87M vs ~$4.2M est. market (68% of comp)
At 68% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+5
Owner entity: trust
Dominguez Living Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
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
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
+0
Final score 57 / 100
19
3615 S Muirfield Rd Succession
Mid-City / West Adams 34 units Built 1965 Owner: Thomas C. Nguyen Entity: individual APN: 4325-001-051
Assessed Land $2.1M
Assessed Improvement $1.4M
Assessed Total $3.5M
Last Sale Dec 2006
Sale Price $7.3M
Years Held 19.5 yrs
Transfer Type intra family
56
Score
Why?
Signal breakdown
Long hold
19.5 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)
+18
Prop 13 equity gap
Assessed $3.54M vs ~$9.0M est. market (39% of comp)
At 39% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Thomas C. Nguyen
Individual owner with long hold — estate succession risk elevated
📂 LA County Assessor — owner-of-record (assessment roll)
+10
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
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
+0
Final score 56 / 100
20
7761 S Gramercy Pl Succession
Mid-City / West Adams 18 units Built 1954 Owner: Eugene W. Mendoza Entity: individual APN: 5034-071-022
Assessed Land $1.2M
Assessed Improvement $966K
Assessed Total $2.1M
Last Sale Mar 2011
Sale Price $5.9M
Years Held 15.2 yrs
Transfer Type intra family
56
Score
Why?
Signal breakdown
Long hold
15.2 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)
+18
Prop 13 equity gap
Assessed $2.13M vs ~$4.8M 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: individual
Eugene W. Mendoza
Individual owner with long hold — estate succession risk elevated
📂 LA County Assessor — owner-of-record (assessment roll)
+10
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
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
+0
Final score 56 / 100
21
14732 S Sycamore Ave Succession
Mid-City / West Adams 13 units Built 1979 Owner: Williams Bypass Trust Entity: trust APN: 5034-069-094
Assessed Land $1.1M
Assessed Improvement $994K
Assessed Total $2.1M
Last Sale Jul 2008
Sale Price $6.4M
Years Held 17.8 yrs
Transfer Type quitclaim
56
Score
Why?
Signal breakdown
Long hold
17.8 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)
+18
Prop 13 equity gap
Assessed $2.10M vs ~$3.4M est. market (61% of comp)
At 61% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: trust
Williams Bypass Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
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
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
+0
Final score 56 / 100
22
14756 S Lorraine Blvd Succession
Mid-City / West Adams 21 units Built 1942 Owner: Hyun Soo & Eugene Sanchez Entity: individual APN: 5033-015-071
Assessed Land $1.8M
Assessed Improvement $1.3M
Assessed Total $3.1M
Last Sale Feb 2002
Sale Price $9.6M
Years Held 24.2 yrs
Transfer Type quitclaim
55
Score
Why?
Signal breakdown
Long hold
24.2 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
Prop 13 equity gap
Assessed $3.11M vs ~$5.6M est. market (56% of comp)
At 56% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: individual
Hyun Soo & Eugene Sanchez
Individual owner with long hold — estate succession risk elevated
📂 LA County Assessor — owner-of-record (assessment roll)
+10
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
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
+0
Final score 55 / 100
23
2870 S Mansfield Ave Succession
Mid-City / West Adams 18 units Built 1945 Owner: Frank A. Moore Entity: individual APN: 4326-074-087
Assessed Land $1.4M
Assessed Improvement $1.3M
Assessed Total $2.6M
Last Sale Apr 2005
Sale Price $7.6M
Years Held 21.1 yrs
Transfer Type intra family
55
Score
Why?
Signal breakdown
Long hold
21.1 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
Prop 13 equity gap
Assessed $2.64M vs ~$4.8M est. market (55% of comp)
At 55% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: individual
Frank A. Moore
Individual owner with long hold — estate succession risk elevated
📂 LA County Assessor — owner-of-record (assessment roll)
+10
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
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
+0
Final score 55 / 100
24
14936 S Norton Ave Succession
Mid-City / West Adams 12 units Built 1965 Owner: Van Nuys Group LLC Entity: llc APN: 4325-090-087
Assessed Land $761K
Assessed Improvement $697K
Assessed Total $1.5M
Last Sale Mar 2009
Sale Price $3.5M
Years Held 17.2 yrs
Transfer Type intra family
54
Score
Why?
Signal breakdown
Long hold
17.2 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)
+18
Prop 13 equity gap
Assessed $1.46M vs ~$3.2M est. market (46% of comp)
At 46% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Van Nuys Group LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
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
+0
Final score 54 / 100
25
15353 S Corning St Succession
Mid-City / West Adams 12 units Built 1947 Owner: North Income Fund LLC Entity: llc APN: 4328-003-069
Assessed Land $924K
Assessed Improvement $780K
Assessed Total $1.7M
Last Sale Feb 1999
Sale Price $5.7M
Years Held 27.3 yrs
Transfer Type quitclaim
53
Score
Why?
Signal breakdown
Long hold
27.3 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
Prop 13 equity gap
Assessed $1.70M vs ~$3.2M est. market (54% of comp)
At 54% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: llc
North Income Fund LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
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
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
+0
Final score 53 / 100
26
647 S Sycamore Ave Succession
Mid-City / West Adams 116 units Built 1964 Owner: Greater LA Real Estate Inc Entity: corp APN: 5035-081-007
Assessed Land $6.1M
Assessed Improvement $6.1M
Assessed Total $12.2M
Last Sale Aug 1993
Sale Price $41.2M
Years Held 32.8 yrs
Transfer Type intra family
53
Score
Why?
Signal breakdown
Long hold
32.8 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 $12.20M vs ~$30.7M est. market (40% of comp)
At 40% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
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
+0
Final score 53 / 100
27
6519 Degnan Blvd Succession
Mid-City / West Adams 57 units Built 1961 Owner: Prime Capital LLC Entity: llc APN: 4327-072-004
Assessed Land $4.4M
Assessed Improvement $3.4M
Assessed Total $7.8M
Last Sale Feb 2001
Sale Price $21.7M
Years Held 25.3 yrs
Transfer Type quitclaim
53
Score
Why?
Signal breakdown
Long hold
25.3 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
Prop 13 equity gap
Assessed $7.83M vs ~$15.1M est. market (52% of comp)
At 52% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: llc
Prime Capital LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
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
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
+0
Final score 53 / 100
28
7761 S Highland Ave Succession
Mid-City / West Adams 34 units Built 1971 Owner: Allied Investments Inc Entity: corp APN: 5033-019-032
Assessed Land $2.1M
Assessed Improvement $1.5M
Assessed Total $3.6M
Last Sale Jul 1996
Sale Price $9.2M
Years Held 29.9 yrs
Transfer Type quitclaim
50
Score
Why?
Signal breakdown
Long hold
29.9 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)
+22
Prop 13 equity gap
Assessed $3.63M vs ~$9.0M est. market (40% of comp)
At 40% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
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
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
+0
Final score 50 / 100
29
1912 Robertson Blvd Succession
Mid-City / West Adams 14 units Built 1956 Owner: Roberts 2008 Living Trust Entity: trust APN: 4324-077-023
Assessed Land $838K
Assessed Improvement $605K
Assessed Total $1.4M
Last Sale Dec 2018
Sale Price $5.6M
Years Held 7.4 yrs
Transfer Type intra family
48
Score
Why?
Signal breakdown
Long hold
7.4 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)
+5
Prop 13 equity gap
Assessed $1.44M vs ~$3.7M est. market (39% of comp)
At 39% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: trust
Roberts 2008 Living Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
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
+0
Final score 48 / 100
30
17247 S Garth Ave Succession
Mid-City / West Adams 30 units Built 1985 Owner: Chen Family Trust Entity: trust APN: 5030-060-006
Assessed Land $2.5M
Assessed Improvement $1.7M
Assessed Total $4.2M
Last Sale Aug 2014
Sale Price $16.5M
Years Held 11.7 yrs
Transfer Type intra family
48
Score
Why?
Signal breakdown
Long hold
11.7 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)
+10
Prop 13 equity gap
Assessed $4.20M vs ~$8.0M est. market (53% of comp)
At 53% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: trust
Chen Family Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
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
+0
Final score 48 / 100
31
1391 S Cloverdale Ave Succession
Mid-City / West Adams 20 units Built 1940 Owner: Choi Bypass Trust Entity: trust APN: 5032-037-055
Assessed Land $1.0M
Assessed Improvement $826K
Assessed Total $1.8M
Last Sale May 2022
Sale Price $4.6M
Years Held 4.0 yrs
Transfer Type intra family
47
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $1.84M vs ~$5.3M est. market (35% of comp)
At 35% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: trust
Choi Bypass Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
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
+0
Final score 47 / 100
32
16513 Obama Blvd Succession
Mid-City / West Adams 12 units Built 1974 Owner: John & Bruce Walker Entity: individual APN: 4328-030-075
Assessed Land $665K
Assessed Improvement $521K
Assessed Total $1.2M
Last Sale Jan 2015
Sale Price $2.5M
Years Held 11.4 yrs
Transfer Type intra family
43
Score
Why?
Signal breakdown
Long hold
11.4 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)
+10
Prop 13 equity gap
Assessed $1.19M vs ~$3.2M est. market (37% of comp)
At 37% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
John & Bruce Walker
Individual owner; lower succession signal without long hold
📂 LA County Assessor — owner-of-record (assessment roll)
+5
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
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
+0
Final score 43 / 100
33
11394 S Victoria Ave Succession
Mid-City / West Adams 6 units Built 1970 Owner: Fernando & Charles Adams Entity: individual APN: 4324-017-058
Assessed Land $391K
Assessed Improvement $340K
Assessed Total $731K
Last Sale May 2014
Sale Price $2.6M
Years Held 12.0 yrs
Transfer Type quitclaim
43
Score
Why?
Signal breakdown
Long hold
12 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)
+10
Prop 13 equity gap
Assessed $0.73M vs ~$1.6M est. market (46% of comp)
At 46% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Fernando & Charles Adams
Individual owner; lower succession signal without long hold
📂 LA County Assessor — owner-of-record (assessment roll)
+5
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
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
+0
Final score 43 / 100
34
2074 S McCadden Pl Succession
Mid-City / West Adams 12 units Built 1971 Owner: American Apartments Realty Corp Entity: corp APN: 4325-006-050
Assessed Land $1.1M
Assessed Improvement $656K
Assessed Total $1.7M
Last Sale Feb 2010
Sale Price $3.1M
Years Held 16.3 yrs
Transfer Type intra family
41
Score
Why?
Signal breakdown
Long hold
16.3 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)
+18
Prop 13 equity gap
Assessed $1.71M vs ~$3.2M est. market (54% of comp)
At 54% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
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
+0
Final score 41 / 100
35
15446 Wellington Rd Succession
Mid-City / West Adams 21 units Built 1956 Owner: Victory Ventures LLC Entity: llc APN: 4327-057-067
Assessed Land $2.0M
Assessed Improvement $1.5M
Assessed Total $3.5M
Last Sale Sep 2015
Sale Price $7.3M
Years Held 10.7 yrs
Transfer Type intra family
41
Score
Why?
Signal breakdown
Long hold
10.7 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)
+10
Prop 13 equity gap
Assessed $3.50M vs ~$5.6M est. market (63% of comp)
At 63% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: llc
Victory Ventures LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
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
+0
Final score 41 / 100
36
3132 S Van Ness Ave Succession
Mid-City / West Adams 22 units Built 1963 Owner: Allied Realty Realty Corp Entity: corp APN: 5035-071-058
Assessed Land $1.6M
Assessed Improvement $1.5M
Assessed Total $3.1M
Last Sale Aug 2008
Sale Price $11.3M
Years Held 17.8 yrs
Transfer Type quitclaim
41
Score
Why?
Signal breakdown
Long hold
17.8 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)
+18
Prop 13 equity gap
Assessed $3.08M vs ~$5.8M est. market (53% of comp)
At 53% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
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
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
+0
Final score 41 / 100
37
9194 Fairfax Ave Succession
Mid-City / West Adams 27 units Built 1968 Owner: Marie & Alberto Munoz Entity: individual APN: 4328-040-021
Assessed Land $2.1M
Assessed Improvement $1.6M
Assessed Total $3.7M
Last Sale Jun 2013
Sale Price $9.9M
Years Held 12.9 yrs
Transfer Type quitclaim
38
Score
Why?
Signal breakdown
Long hold
12.9 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)
+10
Prop 13 equity gap
Assessed $3.69M vs ~$7.2M est. market (52% of comp)
At 52% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: individual
Marie & Alberto Munoz
Individual owner; lower succession signal without long hold
📂 LA County Assessor — owner-of-record (assessment roll)
+5
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
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
+0
Final score 38 / 100
38
1843 W Exposition Blvd Succession
Mid-City / West Adams 12 units Built 1946 Owner: United Apartments Inc Entity: corp APN: 5031-068-082
Assessed Land $904K
Assessed Improvement $670K
Assessed Total $1.6M
Last Sale Jul 2014
Sale Price $3.9M
Years Held 11.8 yrs
Transfer Type quitclaim
38
Score
Why?
Signal breakdown
Long hold
11.8 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)
+10
Prop 13 equity gap
Assessed $1.57M vs ~$3.2M est. market (49% of comp)
At 49% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
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
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
+0
Final score 38 / 100
39
5312 Wellington Rd Succession
Mid-City / West Adams 34 units Built 1945 Owner: Susan L. Stern Entity: individual APN: 5036-084-028
Assessed Land $2.1M
Assessed Improvement $1.8M
Assessed Total $3.9M
Last Sale Jul 2018
Sale Price $8.6M
Years Held 7.9 yrs
Transfer Type quitclaim
38
Score
Why?
Signal breakdown
Long hold
7.9 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)
+5
Prop 13 equity gap
Assessed $3.86M vs ~$9.0M est. market (43% of comp)
At 43% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Susan L. Stern
Individual owner; lower succession signal without long hold
📂 LA County Assessor — owner-of-record (assessment roll)
+5
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
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
+0
Final score 38 / 100
40
15166 S Van Ness Ave Succession
Mid-City / West Adams 19 units Built 1979 Owner: Luis C. Ito Entity: individual APN: 4325-016-055
Assessed Land $1.2M
Assessed Improvement $1.1M
Assessed Total $2.3M
Last Sale Jul 2017
Sale Price $9.0M
Years Held 8.9 yrs
Transfer Type intra family
38
Score
Why?
Signal breakdown
Long hold
8.9 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)
+5
Prop 13 equity gap
Assessed $2.31M vs ~$5.0M est. market (46% of comp)
At 46% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Luis C. Ito
Individual owner; lower succession signal without long hold
📂 LA County Assessor — owner-of-record (assessment roll)
+5
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
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
+0
Final score 38 / 100
41
3795 S Rossmore Ave Succession
Mid-City / West Adams 8 units Built 1953 Owner: Marie & Eduardo Choi Entity: individual APN: 4324-050-072
Assessed Land $535K
Assessed Improvement $423K
Assessed Total $958K
Last Sale Feb 2021
Sale Price $2.5M
Years Held 5.2 yrs
Transfer Type intra family
38
Score
Why?
Signal breakdown
Long hold
5.2 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)
+5
Prop 13 equity gap
Assessed $0.96M vs ~$2.1M 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: individual
Marie & Eduardo Choi
Individual owner; lower succession signal without long hold
📂 LA County Assessor — owner-of-record (assessment roll)
+5
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
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
+0
Final score 38 / 100
42
2070 Fairfax Ave Succession
Mid-City / West Adams 19 units Built 1949 Owner: Diego S. Hernandez Entity: individual APN: 5034-047-018
Assessed Land $1.5M
Assessed Improvement $1.1M
Assessed Total $2.6M
Last Sale May 2022
Sale Price $7.8M
Years Held 4.0 yrs
Transfer Type intra family
28
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $2.60M vs ~$5.0M est. market (52% of comp)
At 52% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: individual
Diego S. Hernandez
Individual owner; lower succession signal without long hold
📂 LA County Assessor — owner-of-record (assessment roll)
+5
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
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
+0
Final score 28 / 100
43
3787 W Adams Blvd Succession
Mid-City / West Adams 105 units Built 1947 Owner: Southern California Residential Corporation Entity: corp APN: 5030-055-008
Assessed Land $6.9M
Assessed Improvement $5.2M
Assessed Total $12.1M
Last Sale Oct 2022
Sale Price $25.7M
Years Held 3.6 yrs
Transfer Type intra family
28
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $12.13M vs ~$27.8M est. market (44% of comp)
At 44% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
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
+0
Final score 28 / 100
44
5438 W Exposition Blvd Succession
Mid-City / West Adams 31 units Built 1972 Owner: Ridge Partners LLC Entity: llc APN: 5030-035-066
Assessed Land $1.9M
Assessed Improvement $1.6M
Assessed Total $3.6M
Last Sale Oct 2023
Sale Price $8.5M
Years Held 2.6 yrs
Transfer Type intra family
16
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $3.58M vs ~$8.2M est. market (44% of comp)
At 44% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Ridge Partners LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Recent sale penalty
Sold 2.6 yrs ago
Sold within 3 years; unlikely to sell again soon
📂 LA County Assessor — deed transfer records
-20
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
+0
Final score 16 / 100
Data Sources
Parcel Universe
Source: LA County Assessor 2024 secured property roll, refreshed 2026-05-22. Coverage: 1,000+ multifamily parcels (use codes 0500–0599, 0800–0811, ≥5 units) across 6 submarkets — Silver Lake, Mid-City, South LA, Hollywood, Koreatown, San Fernando Valley. Bulk-ingested via jobs/expand-parcels.js from the public Assessor GIS REST API (cache.gis.lacounty.gov). Refreshed weekly.
APN, Assessed Land, Assessed Improvement
LA County Assessor — Assessor Parcels dataset (data.lacounty.gov). Updated annually by the Assessor's Office. Values reflect the current assessment roll.
Last Sale Date, Last Sale Price, Transfer Type
LA County Recorder — deed transfer records, public. Sale price imputed from documentary transfer tax stamps (at $1.10 per $1,000). Updated at recordation.
Owner Name, Owner Entity Type
LA County Assessor owner-of-record as shown on assessment roll. Entity type (LLC / Trust / Individual / Corp) pattern-matched from owner name string.
Units, Year Built, Use Code
LA County Assessor building characteristics file. Use codes 0400–0599 (multifamily 4–15 units) and 0800 series (large apartment complexes).
Years Held
Computed: today − last sale date from Recorder. Reflects time under current recorded ownership. Does not account for unrecorded transfers.
Signal Score (0–100)
Internal scoring formula (see lib/scoring.js in repo). Four observable signals only — no loan data, no estimated values. Score components shown in "Why?" tooltip.
Last Refi, Current Lender, Notice of Default
LA County Registrar-Recorder/County Clerk (rrcc.lacounty.gov) — Grantor/Grantee deed search. Deed of Trust beneficiary = lender. Reconveyance = loan paid off. Notice of Default = NOD filing. Ingested nightly via jobs/recorder-ingest.js; blank = no recorder match yet, never fabricated.
Assessor GIS Enrichment
LA County Assessor GIS REST API (cache.gis.lacounty.gov) — public, no auth required. Matches parcels by AIN (APN without dashes) for real-time use code, unit count, and assessed value cross-check.
RSO Status (Rent Stabilization)
LA Housing Department (LAHD) — RSO Rental Units dataset (data.lacity.org). Matched by APN. When APN not found in LAHD dataset, rule-based fallback applied: pre-1978 buildings with ≥5 units = subject; post-1978 = exempt. Source: LAMC §151.02; hcidla.lacity.gov/rso. Refreshed weekly via jobs/la-flags-ingest.js.
ULA Mansion Tax Exposure
Measure ULA (City of LA Ordinance 187382, active April 2023). No external dataset — calculated from existing fields. 4% tax on sales $5M–$9.99M; 5.5% on $10M+. Forward projection: assessed_total × 3.5x Prop-13 multiplier ≥$5M = '5m_projected'. Source: finance.lacity.gov/ula. Updated inline during la-flags-ingest.
Soft-Story Retrofit Status
LADBS Mandatory Soft-Story Retrofit Program (Ordinance #183893). ~13,500 wood-frame buildings from 1978 or earlier with soft-story conditions. Dataset available via data.lacity.org (LADBS). Matched by address normalization. Buildings absent from the list are marked 'not_required' — they were not flagged for retrofit. Source: ladbs.org/soft-story. Refreshed weekly via jobs/la-flags-ingest.js.
What this data does NOT include: Loan balances, LTV, equity %, rent roll, NOI, or vacancy. Recorder data is populated nightly as parcels are matched — blank fields mean no match yet, not that data doesn't exist. LA flag data (RSO, ULA, soft-story) is populated weekly via jobs/la-flags-ingest.js; 'unknown' means the job has not yet run or the APN/address was not matched. All data is public record and may lag 1–12 months behind filings. Contact the LA County Assessor (assessor.lacounty.gov) or Recorder (rrcc.lacounty.gov) for authoritative records.
Internal tool — closed URL. No auth by design.