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
San Fernando Valley× succession×
1
7028 Lennox Ave, Van Nuys Succession
San Fernando Valley 8 units Built 1958 Owner: Nguyen Family Trust Entity: trust APN: 2305-006-018
Assessed Land $490K
Assessed Improvement $390K
Assessed Total $880K
Last Sale Sep 1997
Sale Price $390K
Years Held 28.7 yrs
Transfer Type intra family
65
Score
Why?
Signal breakdown
Long hold
28.7 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)
+22
Prop 13 equity gap
Assessed $0.88M vs ~$2.0M 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: trust
Nguyen 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 65 / 100
2
17663 Gault St, Van Nuys Succession
San Fernando Valley 8 units Built 1944 Owner: Park Trust Entity: trust APN: 2397-015-086
Assessed Land $373K
Assessed Improvement $380K
Assessed Total $753K
Last Sale Dec 2003
Sale Price $2.9M
Years Held 22.4 yrs
Transfer Type intra family
65
Score
Why?
Signal breakdown
Long hold
22.4 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 $0.75M vs ~$2.0M 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: trust
Park 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
3
8203 Burnet Ave, Van Nuys Succession
San Fernando Valley 10 units Built 1958 Owner: Hernandez Family Trust Entity: trust APN: 2305-033-009
Assessed Land $620K
Assessed Improvement $490K
Assessed Total $1.1M
Last Sale Apr 1999
Sale Price $620K
Years Held 27.1 yrs
Transfer Type intra family
65
Score
Why?
Signal breakdown
Long hold
27.1 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 $1.11M vs ~$2.5M 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: trust
Hernandez 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 65 / 100
4
11701 Plummer St, North Hollywood Succession
San Fernando Valley 16 units Built 1954 Owner: East Acquisition Group LLC Entity: llc APN: 2309-037-011
Assessed Land $623K
Assessed Improvement $535K
Assessed Total $1.2M
Last Sale Apr 1995
Sale Price $3.7M
Years Held 31.1 yrs
Transfer Type intra family
65
Score
Why?
Signal breakdown
Long hold
31.1 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 $1.16M vs ~$3.9M est. market (30% of comp)
At 30% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: llc
East Acquisition 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 65 / 100
5
8418 Tobias Ave, North Hollywood Succession
San Fernando Valley 20 units Built 1957 Owner: Dominguez Bypass Trust Entity: trust APN: 2390-048-071
Assessed Land $1.3M
Assessed Improvement $1.1M
Assessed Total $2.4M
Last Sale Feb 2011
Sale Price $3.8M
Years Held 15.3 yrs
Transfer Type quitclaim
61
Score
Why?
Signal breakdown
Long hold
15.3 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 $2.39M vs ~$4.9M 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: trust
Dominguez 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 61 / 100
6
13107 Bassett St, Reseda Succession
San Fernando Valley 20 units Built 1951 Owner: Lincoln Group LLC Entity: llc APN: 2307-067-043
Assessed Land $1.2M
Assessed Improvement $788K
Assessed Total $2.0M
Last Sale May 1994
Sale Price $6.3M
Years Held 32.0 yrs
Transfer Type intra family
61
Score
Why?
Signal breakdown
Long hold
32 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 $2.00M vs ~$4.9M 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
Lincoln 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 61 / 100
7
7660 Bassett St, Valley Village Succession
San Fernando Valley 31 units Built 1979 Owner: South Partners LLC Entity: llc APN: 2300-002-092
Assessed Land $1.7M
Assessed Improvement $1.1M
Assessed Total $2.8M
Last Sale Nov 1992
Sale Price $10.3M
Years Held 33.5 yrs
Transfer Type quitclaim
61
Score
Why?
Signal breakdown
Long hold
33.5 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 $2.78M vs ~$7.6M 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: llc
South 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 61 / 100
8
17345 Reseda Blvd, North Hollywood Succession
San Fernando Valley 52 units Built 1951 Owner: Jimenez 2010 Trust Entity: trust APN: 2393-008-078
Assessed Land $4.4M
Assessed Improvement $2.9M
Assessed Total $7.3M
Last Sale Nov 1998
Sale Price $19.7M
Years Held 27.5 yrs
Transfer Type intra family
60
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 $7.26M vs ~$12.7M est. market (57% of comp)
At 57% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: trust
Jimenez 2010 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 60 / 100
9
13696 Magnolia Blvd, North Hills Succession
San Fernando Valley 41 units Built 1965 Owner: Ivan N. Wright Entity: individual APN: 2302-055-073
Assessed Land $2.2M
Assessed Improvement $1.9M
Assessed Total $4.1M
Last Sale Jan 2003
Sale Price $15.0M
Years Held 23.4 yrs
Transfer Type intra family
60
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 $4.06M vs ~$10.0M 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
Owner entity: individual
Ivan N. Wright
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
10
6470 Burbank Blvd, Van Nuys Succession
San Fernando Valley 10 units Built 1957 Owner: Morales Revocable Trust Entity: trust APN: 2302-075-061
Assessed Land $720K
Assessed Improvement $577K
Assessed Total $1.3M
Last Sale Jul 2005
Sale Price $3.0M
Years Held 20.9 yrs
Transfer Type quitclaim
60
Score
Why?
Signal breakdown
Long hold
20.9 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 $1.30M vs ~$2.5M 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
Morales 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 60 / 100
11
7978 Keswick St, Van Nuys Succession
San Fernando Valley 12 units Built 1965 Owner: Pacific Investments LLC Entity: llc APN: 2400-090-090
Assessed Land $736K
Assessed Improvement $654K
Assessed Total $1.4M
Last Sale Apr 1998
Sale Price $2.9M
Years Held 28.1 yrs
Transfer Type intra family
58
Score
Why?
Signal breakdown
Long hold
28.1 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 $1.39M vs ~$2.9M 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
Pacific Investments 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
12
11944 Ranchito Ave, North Hills Succession
San Fernando Valley 33 units Built 1963 Owner: Premier Investments LLC Entity: llc APN: 2307-013-092
Assessed Land $1.4M
Assessed Improvement $1.4M
Assessed Total $2.8M
Last Sale Jan 2007
Sale Price $8.8M
Years Held 19.4 yrs
Transfer Type quitclaim
58
Score
Why?
Signal breakdown
Long hold
19.4 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)
+18
Prop 13 equity gap
Assessed $2.82M vs ~$8.1M 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: llc
Premier Investments 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 58 / 100
13
11201 Oxnard St, Studio City Succession
San Fernando Valley 10 units Built 1941 Owner: Northwood Realty LLC Entity: llc APN: 2309-095-033
Assessed Land $506K
Assessed Improvement $448K
Assessed Total $954K
Last Sale May 1999
Sale Price $3.5M
Years Held 27.0 yrs
Transfer Type intra family
58
Score
Why?
Signal breakdown
Long hold
27 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 $0.95M vs ~$2.5M 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: llc
Northwood Realty 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
14
11703 Chase St, Van Nuys Succession
San Fernando Valley 14 units Built 1970 Owner: Golden Investments LLC Entity: llc APN: 2310-018-003
Assessed Land $760K
Assessed Improvement $613K
Assessed Total $1.4M
Last Sale Jun 2002
Sale Price $4.1M
Years Held 23.9 yrs
Transfer Type quitclaim
58
Score
Why?
Signal breakdown
Long hold
23.9 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 $1.37M vs ~$3.4M 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
Owner entity: llc
Golden Investments 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 58 / 100
15
6009 Archwood St, Studio City Succession
San Fernando Valley 9 units Built 1957 Owner: Prime Rentals LLC Entity: llc APN: 2303-015-037
Assessed Land $616K
Assessed Improvement $382K
Assessed Total $998K
Last Sale Apr 2002
Sale Price $1.7M
Years Held 24.1 yrs
Transfer Type intra family
58
Score
Why?
Signal breakdown
Long hold
24.1 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 $1.00M vs ~$2.2M 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
Prime Rentals 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
16
5917 Sherman Way, Studio City Succession
San Fernando Valley 7 units Built 1949 Owner: Meridian Management LLC Entity: llc APN: 2309-014-007
Assessed Land $395K
Assessed Improvement $396K
Assessed Total $791K
Last Sale Nov 2000
Sale Price $1.8M
Years Held 25.5 yrs
Transfer Type quitclaim
58
Score
Why?
Signal breakdown
Long hold
25.5 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 $0.79M vs ~$1.7M 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
Meridian Management 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 58 / 100
17
3376 Sherman Way, Valley Village Succession
San Fernando Valley 5 units Built 1941 Owner: Heritage Land Co LLC Entity: llc APN: 2398-017-082
Assessed Land $311K
Assessed Improvement $323K
Assessed Total $634K
Last Sale Feb 1994
Sale Price $2.0M
Years Held 32.3 yrs
Transfer Type quitclaim
56
Score
Why?
Signal breakdown
Long hold
32.3 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 $0.63M vs ~$1.2M 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: llc
Heritage Land Co 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 56 / 100
18
16773 Densmore Ave, Van Nuys Succession
San Fernando Valley 131 units Built 1972 Owner: Westwood Income Fund LLC Entity: llc APN: 2398-022-094
Assessed Land $8.0M
Assessed Improvement $5.6M
Assessed Total $13.6M
Last Sale Dec 2007
Sale Price $29.2M
Years Held 18.4 yrs
Transfer Type quitclaim
54
Score
Why?
Signal breakdown
Long hold
18.4 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)
+18
Prop 13 equity gap
Assessed $13.59M vs ~$32.1M 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: llc
Westwood 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 54 / 100
19
12782 Friar St, Sherman Oaks Succession
San Fernando Valley 17 units Built 1984 Owner: Southern California Investments Realty Corp Entity: corp APN: 2301-034-064
Assessed Land $742K
Assessed Improvement $583K
Assessed Total $1.3M
Last Sale Jun 1999
Sale Price $4.6M
Years Held 27.0 yrs
Transfer Type quitclaim
54
Score
Why?
Signal breakdown
Long hold
27 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 $1.32M vs ~$4.2M est. market (32% of comp)
At 32% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
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 54 / 100
20
7651 Chase St, North Hollywood Succession
San Fernando Valley 32 units Built 1957 Owner: Meridian Realty LLC Entity: llc APN: 2396-025-027
Assessed Land $2.0M
Assessed Improvement $1.5M
Assessed Total $3.5M
Last Sale Oct 2006
Sale Price $5.9M
Years Held 19.6 yrs
Transfer Type intra family
54
Score
Why?
Signal breakdown
Long hold
19.6 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 $3.45M vs ~$7.8M 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
Owner entity: llc
Meridian Realty 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
21
15112 Whitsett Ave, Van Nuys Succession
San Fernando Valley 57 units Built 1952 Owner: Pacific Capital LLC Entity: llc APN: 2391-027-045
Assessed Land $3.8M
Assessed Improvement $2.9M
Assessed Total $6.7M
Last Sale Sep 2007
Sale Price $20.5M
Years Held 18.7 yrs
Transfer Type intra family
54
Score
Why?
Signal breakdown
Long hold
18.7 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)
+18
Prop 13 equity gap
Assessed $6.69M vs ~$14.0M est. market (48% of comp)
At 48% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Pacific Capital 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
22
16389 Bessemer St, Studio City Succession
San Fernando Valley 18 units Built 1976 Owner: Adams Partners LLC Entity: llc APN: 2302-033-011
Assessed Land $1.2M
Assessed Improvement $1.0M
Assessed Total $2.2M
Last Sale Jan 2005
Sale Price $7.4M
Years Held 21.3 yrs
Transfer Type quitclaim
53
Score
Why?
Signal breakdown
Long hold
21.3 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 $2.21M vs ~$4.4M 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)
+8
Owner entity: llc
Adams 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 53 / 100
23
12808 Chase St, North Hills Succession
San Fernando Valley 9 units Built 1942 Owner: Nguyen 1997 Trust Entity: trust APN: 2301-044-023
Assessed Land $544K
Assessed Improvement $354K
Assessed Total $898K
Last Sale May 2014
Sale Price $2.7M
Years Held 12.0 yrs
Transfer Type intra family
53
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 $0.90M vs ~$2.2M 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: trust
Nguyen 1997 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 53 / 100
24
10615 Balboa Blvd, Valley Village Succession
San Fernando Valley 9 units Built 1967 Owner: Capital Investments Corp Entity: corp APN: 2302-092-085
Assessed Land $577K
Assessed Improvement $447K
Assessed Total $1.0M
Last Sale Feb 1997
Sale Price $2.6M
Years Held 29.3 yrs
Transfer Type intra family
50
Score
Why?
Signal breakdown
Long hold
29.3 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 $1.02M vs ~$2.2M 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
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 50 / 100
25
8465 Hazeltine Ave, North Hollywood Succession
San Fernando Valley 37 units Built 1962 Owner: Pacific Management Realty Corp Entity: corp APN: 2392-034-012
Assessed Land $2.3M
Assessed Improvement $1.6M
Assessed Total $3.9M
Last Sale Apr 1998
Sale Price $6.6M
Years Held 28.1 yrs
Transfer Type quitclaim
50
Score
Why?
Signal breakdown
Long hold
28.1 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 $3.93M vs ~$9.1M 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
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
26
444 Woodley Ave, Sherman Oaks Succession
San Fernando Valley 9 units Built 1950 Owner: Prime Apartments Inc Entity: corp APN: 2301-012-044
Assessed Land $425K
Assessed Improvement $367K
Assessed Total $792K
Last Sale Oct 1997
Sale Price $2.4M
Years Held 28.6 yrs
Transfer Type intra family
50
Score
Why?
Signal breakdown
Long hold
28.6 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 $0.79M vs ~$2.2M est. market (36% of comp)
At 36% 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 50 / 100
27
6184 Lennox Ave, Valley Village Succession
San Fernando Valley 42 units Built 1983 Owner: Valley Apartments Properties Inc Entity: corp APN: 2307-067-033
Assessed Land $1.9M
Assessed Improvement $1.3M
Assessed Total $3.3M
Last Sale Sep 2006
Sale Price $12.1M
Years Held 19.7 yrs
Transfer Type intra family
50
Score
Why?
Signal breakdown
Long hold
19.7 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)
+18
Prop 13 equity gap
Assessed $3.26M vs ~$10.3M est. market (32% of comp)
At 32% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
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 50 / 100
28
14047 Haskell Ave, North Hollywood Succession
San Fernando Valley 20 units Built 1946 Owner: Heritage Real Estate Corp Entity: corp APN: 2396-049-057
Assessed Land $1.5M
Assessed Improvement $1.1M
Assessed Total $2.5M
Last Sale Jun 1995
Sale Price $9.4M
Years Held 30.9 yrs
Transfer Type intra family
48
Score
Why?
Signal breakdown
Long hold
30.9 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 $2.54M vs ~$4.9M 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
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
29
5746 Saltillo St, Studio City Succession
San Fernando Valley 44 units Built 1961 Owner: Kaminsky Living Trust Entity: trust APN: 2394-065-070
Assessed Land $3.3M
Assessed Improvement $3.2M
Assessed Total $6.4M
Last Sale Jan 2016
Sale Price $18.9M
Years Held 10.4 yrs
Transfer Type quitclaim
48
Score
Why?
Signal breakdown
Long hold
10.4 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 $6.43M vs ~$10.8M est. market (60% of comp)
At 60% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: trust
Kaminsky 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 48 / 100
30
13998 Plummer St, Van Nuys Succession
San Fernando Valley 42 units Built 1965 Owner: Patricia & Scott Kaminsky Entity: individual APN: 2306-084-061
Assessed Land $2.1M
Assessed Improvement $1.3M
Assessed Total $3.4M
Last Sale Sep 2014
Sale Price $8.6M
Years Held 11.7 yrs
Transfer Type intra family
47
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 $3.43M vs ~$10.3M est. market (33% of comp)
At 33% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: individual
Patricia & Scott Kaminsky
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 47 / 100
31
10305 Vanowen St, Studio City Succession
San Fernando Valley 8 units Built 1967 Owner: Saticoy Capital LLC Entity: llc APN: 2309-088-046
Assessed Land $429K
Assessed Improvement $334K
Assessed Total $763K
Last Sale Dec 2013
Sale Price $1.6M
Years Held 12.4 yrs
Transfer Type intra family
46
Score
Why?
Signal breakdown
Long hold
12.4 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 $0.76M vs ~$2.0M 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: llc
Saticoy Capital 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 46 / 100
32
18729 Keswick St, Van Nuys Succession
San Fernando Valley 10 units Built 1950 Owner: United Realty Properties Inc Entity: corp APN: 2301-046-054
Assessed Land $710K
Assessed Improvement $661K
Assessed Total $1.4M
Last Sale Oct 2000
Sale Price $2.1M
Years Held 25.6 yrs
Transfer Type quitclaim
45
Score
Why?
Signal breakdown
Long hold
25.6 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 $1.37M vs ~$2.5M 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
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 45 / 100
33
18757 Cumpston St, Van Nuys Succession
San Fernando Valley 12 units Built 1980 Owner: Marco & Thomas Lin Entity: individual APN: 2310-063-075
Assessed Land $547K
Assessed Improvement $493K
Assessed Total $1.0M
Last Sale Sep 2014
Sale Price $2.3M
Years Held 11.7 yrs
Transfer Type intra family
43
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 $1.04M vs ~$2.9M 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)
+13
Owner entity: individual
Marco & Thomas Lin
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
34
1690 Dunlap Ave, North Hollywood Succession
San Fernando Valley 32 units Built 1980 Owner: Pacific Investments Properties Inc Entity: corp APN: 2393-093-091
Assessed Land $1.5M
Assessed Improvement $1.2M
Assessed Total $2.7M
Last Sale Apr 2014
Sale Price $6.4M
Years Held 12.1 yrs
Transfer Type intra family
42
Score
Why?
Signal breakdown
Long hold
12.1 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)
+10
Prop 13 equity gap
Assessed $2.71M vs ~$7.8M 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
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 42 / 100
35
4612 Chandler Blvd, North Hollywood Succession
San Fernando Valley 25 units Built 1952 Owner: Westwood Equities LLC Entity: llc APN: 2304-077-056
Assessed Land $1.7M
Assessed Improvement $1.3M
Assessed Total $3.0M
Last Sale May 2017
Sale Price $4.8M
Years Held 9.1 yrs
Transfer Type quitclaim
41
Score
Why?
Signal breakdown
Long hold
9.1 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)
+5
Prop 13 equity gap
Assessed $2.97M vs ~$6.1M 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: llc
Westwood Equities 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 41 / 100
36
11580 Cumpston St, North Hollywood Succession
San Fernando Valley 51 units Built 1951 Owner: East Associates LLC Entity: llc APN: 2394-038-015
Assessed Land $3.6M
Assessed Improvement $2.5M
Assessed Total $6.0M
Last Sale Jun 2017
Sale Price $19.0M
Years Held 9.0 yrs
Transfer Type quitclaim
41
Score
Why?
Signal breakdown
Long hold
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 $6.01M vs ~$12.5M est. market (48% of comp)
At 48% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
East Associates 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 41 / 100
37
787 Hamlin St, North Hollywood Succession
San Fernando Valley 28 units Built 1982 Owner: Westwood Management LLC Entity: llc APN: 2305-049-001
Assessed Land $2.2M
Assessed Improvement $2.0M
Assessed Total $4.2M
Last Sale Oct 2015
Sale Price $16.6M
Years Held 10.6 yrs
Transfer Type intra family
41
Score
Why?
Signal breakdown
Long hold
10.6 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)
+10
Prop 13 equity gap
Assessed $4.20M vs ~$6.9M 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: llc
Westwood Management 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
38
2169 Bessemer St, Van Nuys Succession
San Fernando Valley 21 units Built 1951 Owner: Metro Residential Corporation Entity: corp APN: 2306-065-095
Assessed Land $1.2M
Assessed Improvement $1.1M
Assessed Total $2.4M
Last Sale Mar 2016
Sale Price $7.8M
Years Held 10.2 yrs
Transfer Type quitclaim
38
Score
Why?
Signal breakdown
Long hold
10.2 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)
+10
Prop 13 equity gap
Assessed $2.36M vs ~$5.1M 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
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
5284 Sepulveda Blvd, Valley Village Succession
San Fernando Valley 9 units Built 1976 Owner: Romero 1998 Family Trust Entity: trust APN: 2305-037-081
Assessed Land $664K
Assessed Improvement $551K
Assessed Total $1.2M
Last Sale Jun 2022
Sale Price $4.3M
Years Held 3.9 yrs
Transfer Type intra family
38
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $1.22M vs ~$2.2M 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: trust
Romero 1998 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 38 / 100
40
19240 Densmore Ave, North Hills Succession
San Fernando Valley 7 units Built 1959 Owner: Valley Apartments Corporation Entity: corp APN: 2300-081-063
Assessed Land $439K
Assessed Improvement $271K
Assessed Total $710K
Last Sale Oct 2015
Sale Price $2.4M
Years Held 10.6 yrs
Transfer Type quitclaim
38
Score
Why?
Signal breakdown
Long hold
10.6 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)
+10
Prop 13 equity gap
Assessed $0.71M vs ~$1.7M 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
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
41
8769 Tiara St, North Hollywood Succession
San Fernando Valley 13 units Built 1979 Owner: Allied Investments Company Entity: corp APN: 2392-061-065
Assessed Land $584K
Assessed Improvement $455K
Assessed Total $1.0M
Last Sale Jul 2018
Sale Price $2.3M
Years Held 7.9 yrs
Transfer Type quitclaim
37
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 $1.04M vs ~$3.2M est. market (33% of comp)
At 33% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
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 37 / 100
42
13737 Friar St, North Hollywood Succession
San Fernando Valley 11 units Built 1956 Owner: Continental Investments Properties Inc Entity: corp APN: 2307-044-094
Assessed Land $805K
Assessed Improvement $675K
Assessed Total $1.5M
Last Sale Jun 2021
Sale Price $5.4M
Years Held 5.0 yrs
Transfer Type quitclaim
28
Score
Why?
Signal breakdown
Long hold
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)
+5
Prop 13 equity gap
Assessed $1.48M vs ~$2.7M 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
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 28 / 100
43
19267 Bassett St, Studio City Succession
San Fernando Valley 11 units Built 1953 Owner: Harris 2010 Revocable Trust Entity: trust APN: 2306-092-087
Assessed Land $688K
Assessed Improvement $636K
Assessed Total $1.3M
Last Sale Aug 2023
Sale Price $3.0M
Years Held 2.8 yrs
Transfer Type intra family
23
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $1.32M vs ~$2.7M 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: trust
Harris 2010 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
Recent sale penalty
Sold 2.8 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 23 / 100
44
17857 Bessemer St, Van Nuys Succession
San Fernando Valley 16 units Built 1944 Owner: West Equities LLC Entity: llc APN: 2306-081-074
Assessed Land $804K
Assessed Improvement $591K
Assessed Total $1.4M
Last Sale Oct 2023
Sale Price $2.4M
Years Held 2.6 yrs
Transfer Type intra family
16
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $1.40M vs ~$3.9M est. market (36% of comp)
At 36% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
West Equities 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.