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
29 leads matching filters
Silver Lake / Echo Park× succession×
1
7890 Landa St Succession
Silver Lake / Echo Park 56 units Built 1965 Owner: Suzuki Living Trust Entity: trust APN: 5423-061-018
Assessed Land $4.4M
Assessed Improvement $4.3M
Assessed Total $8.6M
Last Sale Jul 2003
Sale Price $34.5M
Years Held 22.9 yrs
Transfer Type quitclaim
65
Score
Why?
Signal breakdown
Long hold
22.9 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 $8.64M vs ~$17.9M 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: trust
Suzuki 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 65 / 100
2
1701 Echo Park Ave Succession
Silver Lake / Echo Park 11 units Built 1956 Owner: Edward & Ruth Nakamura Entity: individual APN: 5403-005-022
Assessed Land $720K
Assessed Improvement $560K
Assessed Total $1.3M
Last Sale May 1996
Sale Price $480K
Years Held 30.0 yrs
Transfer Type quitclaim
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 $1.28M vs ~$3.5M 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: individual
Edward & Ruth Nakamura
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
Final score 63 / 100
3
8348 Montana St Succession
Silver Lake / Echo Park 5 units Built 1965 Owner: Kevin & Jennifer Martinez Entity: individual APN: 5423-062-071
Assessed Land $419K
Assessed Improvement $335K
Assessed Total $754K
Last Sale Jul 1993
Sale Price $3.0M
Years Held 32.8 yrs
Transfer Type intra family
63
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 $0.75M vs ~$1.6M 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: individual
Kevin & Jennifer Martinez
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
4
3389 N Benton Way Succession
Silver Lake / Echo Park 22 units Built 1970 Owner: Sanchez Trust Entity: trust APN: 5424-098-055
Assessed Land $1.9M
Assessed Improvement $1.8M
Assessed Total $3.6M
Last Sale Dec 1991
Sale Price $10.1M
Years Held 34.4 yrs
Transfer Type quitclaim
63
Score
Why?
Signal breakdown
Long hold
34.4 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 $3.61M vs ~$7.0M est. market (51% of comp)
At 51% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: trust
Sanchez 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 63 / 100
5
1546 Marathon St Succession
Silver Lake / Echo Park 18 units Built 1964 Owner: Ruiz 2014 Bypass Trust Entity: trust APN: 5421-048-008
Assessed Land $2.0M
Assessed Improvement $1.7M
Assessed Total $3.7M
Last Sale Jan 1992
Sale Price $7.2M
Years Held 34.3 yrs
Transfer Type intra family
63
Score
Why?
Signal breakdown
Long hold
34.3 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 $3.68M vs ~$5.8M est. market (64% of comp)
At 64% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: trust
Ruiz 2014 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
6
4773 Micheltorena St Succession
Silver Lake / Echo Park 15 units Built 1964 Owner: Wilshire Realty LLC Entity: llc APN: 5403-047-081
Assessed Land $1.5M
Assessed Improvement $921K
Assessed Total $2.4M
Last Sale Aug 1993
Sale Price $7.1M
Years Held 32.8 yrs
Transfer Type intra family
61
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 $2.38M vs ~$4.8M 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: llc
Wilshire 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 61 / 100
7
8577 Maltman Ave Succession
Silver Lake / Echo Park 12 units Built 1942 Owner: Ortega 2010 Family Trust Entity: trust APN: 5403-034-084
Assessed Land $1.1M
Assessed Improvement $1.1M
Assessed Total $2.3M
Last Sale May 1997
Sale Price $4.4M
Years Held 29.0 yrs
Transfer Type quitclaim
60
Score
Why?
Signal breakdown
Long hold
29 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 ~$3.8M est. market (59% of comp)
At 59% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: trust
Ortega 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
8
8066 Effie St Succession
Silver Lake / Echo Park 101 units Built 1984 Owner: Larry & Bruce Martinez Entity: individual APN: 5421-049-085
Assessed Land $8.1M
Assessed Improvement $6.6M
Assessed Total $14.7M
Last Sale Jan 2006
Sale Price $29.0M
Years Held 20.3 yrs
Transfer Type quitclaim
60
Score
Why?
Signal breakdown
Long hold
20.3 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 $14.69M vs ~$32.3M 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
Larry & Bruce Martinez
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 60 / 100
9
2012 Landa St Succession
Silver Lake / Echo Park 9 units Built 1959 Owner: Maria T. Romero Entity: individual APN: 5403-014-007
Assessed Land $580K
Assessed Improvement $440K
Assessed Total $1.0M
Last Sale Aug 1997
Sale Price $560K
Years Held 28.8 yrs
Transfer Type intra family
60
Score
Why?
Signal breakdown
Long hold
28.8 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 $1.02M 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
Maria T. Romero
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
10702 Edgecliffe Dr Succession
Silver Lake / Echo Park 12 units Built 1957 Owner: Prime Apartments LLC Entity: llc APN: 5423-072-077
Assessed Land $773K
Assessed Improvement $751K
Assessed Total $1.5M
Last Sale Oct 1997
Sale Price $3.8M
Years Held 28.6 yrs
Transfer Type intra family
58
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 $1.52M vs ~$3.8M 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
Prime Apartments 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
11
4808 Cerro Gordo St Succession
Silver Lake / Echo Park 48 units Built 1972 Owner: Shapiro Trust Entity: trust APN: 5403-089-081
Assessed Land $6.1M
Assessed Improvement $4.2M
Assessed Total $10.3M
Last Sale Apr 2004
Sale Price $37.2M
Years Held 22.1 yrs
Transfer Type quitclaim
57
Score
Why?
Signal breakdown
Long hold
22.1 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 $10.32M vs ~$15.4M est. market (67% of comp)
At 67% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+5
Owner entity: trust
Shapiro 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
12
5329 Cove Ave Succession
Silver Lake / Echo Park 10 units Built 1981 Owner: Rivera Bypass Trust Entity: trust APN: 5420-032-082
Assessed Land $1.1M
Assessed Improvement $795K
Assessed Total $1.9M
Last Sale Dec 2008
Sale Price $4.3M
Years Held 17.4 yrs
Transfer Type quitclaim
56
Score
Why?
Signal breakdown
Long hold
17.4 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 $1.90M vs ~$3.2M est. market (59% of comp)
At 59% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: trust
Rivera 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
13
14494 Griffith Park Blvd Succession
Silver Lake / Echo Park 12 units Built 1954 Owner: Arthur & Douglas Thomas Entity: individual APN: 5403-008-011
Assessed Land $1.1M
Assessed Improvement $801K
Assessed Total $1.9M
Last Sale Jul 2005
Sale Price $4.1M
Years Held 20.8 yrs
Transfer Type intra family
55
Score
Why?
Signal breakdown
Long hold
20.8 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 $1.93M vs ~$3.8M 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: individual
Arthur & Douglas Thomas
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
14
16146 Vendome St Succession
Silver Lake / Echo Park 17 units Built 1962 Owner: Walter & Pablo Martinez Entity: individual APN: 5424-092-005
Assessed Land $1.6M
Assessed Improvement $1.6M
Assessed Total $3.3M
Last Sale Mar 2006
Sale Price $12.3M
Years Held 20.2 yrs
Transfer Type intra family
55
Score
Why?
Signal breakdown
Long hold
20.2 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 $3.25M vs ~$5.4M 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: individual
Walter & Pablo Martinez
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
15
8480 Kenilworth Ave Succession
Silver Lake / Echo Park 30 units Built 1940 Owner: Ralph F. Kaminsky Entity: individual APN: 5401-048-003
Assessed Land $2.8M
Assessed Improvement $2.5M
Assessed Total $5.4M
Last Sale Sep 2002
Sale Price $14.9M
Years Held 23.7 yrs
Transfer Type intra family
55
Score
Why?
Signal breakdown
Long hold
23.7 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 $5.35M vs ~$9.6M 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
Ralph F. Kaminsky
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
16
3360 Baxter St Succession
Silver Lake / Echo Park 23 units Built 1975 Owner: Prospect Acquisition Group LLC Entity: llc APN: 5403-009-059
Assessed Land $2.2M
Assessed Improvement $1.8M
Assessed Total $4.0M
Last Sale Jun 2000
Sale Price $10.8M
Years Held 25.9 yrs
Transfer Type quitclaim
53
Score
Why?
Signal breakdown
Long hold
25.9 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 $3.96M vs ~$7.4M 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
Prospect Acquisition Group 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
17
454 Coronado St Succession
Silver Lake / Echo Park 19 units Built 1984 Owner: Ridge Land Co LLC Entity: llc APN: 5402-003-089
Assessed Land $2.0M
Assessed Improvement $1.4M
Assessed Total $3.4M
Last Sale Apr 2000
Sale Price $5.5M
Years Held 26.1 yrs
Transfer Type quitclaim
53
Score
Why?
Signal breakdown
Long hold
26.1 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 $3.42M vs ~$6.1M 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: llc
Ridge 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 53 / 100
18
8202 Dillon St Succession
Silver Lake / Echo Park 18 units Built 1977 Owner: Pacific Rentals LLC Entity: llc APN: 5422-024-094
Assessed Land $1.8M
Assessed Improvement $1.4M
Assessed Total $3.2M
Last Sale Aug 2000
Sale Price $5.7M
Years Held 25.8 yrs
Transfer Type intra family
53
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 $3.21M vs ~$5.8M 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: llc
Pacific 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 53 / 100
19
3038 N Alvarado St Succession
Silver Lake / Echo Park 8 units Built 1985 Owner: Marco A. Smith Entity: individual APN: 5421-042-039
Assessed Land $809K
Assessed Improvement $789K
Assessed Total $1.6M
Last Sale Aug 2007
Sale Price $5.2M
Years Held 18.8 yrs
Transfer Type quitclaim
51
Score
Why?
Signal breakdown
Long hold
18.8 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 $1.60M vs ~$2.6M est. market (62% of comp)
At 62% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: individual
Marco A. Smith
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 51 / 100
20
15199 Vestal Ave Succession
Silver Lake / Echo Park 12 units Built 1953 Owner: Marie W. Jones Entity: individual APN: 5402-035-028
Assessed Land $1.5M
Assessed Improvement $910K
Assessed Total $2.4M
Last Sale Mar 2010
Sale Price $6.9M
Years Held 16.2 yrs
Transfer Type intra family
51
Score
Why?
Signal breakdown
Long hold
16.2 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 $2.36M vs ~$3.8M 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: individual
Marie W. Jones
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 51 / 100
21
14842 Alvarado St Succession
Silver Lake / Echo Park 13 units Built 1976 Owner: Crown Real Estate LLC Entity: llc APN: 5424-075-001
Assessed Land $1.5M
Assessed Improvement $1.5M
Assessed Total $3.0M
Last Sale Mar 1997
Sale Price $11.6M
Years Held 29.2 yrs
Transfer Type quitclaim
50
Score
Why?
Signal breakdown
Long hold
29.2 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 $3.00M vs ~$4.2M est. market (72% of comp)
At 72% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+5
Owner entity: llc
Crown Real Estate 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 50 / 100
22
7327 Baxter St Succession
Silver Lake / Echo Park 15 units Built 1972 Owner: Prime Housing Realty Corp Entity: corp APN: 5424-077-078
Assessed Land $1.6M
Assessed Improvement $1.5M
Assessed Total $3.1M
Last Sale Nov 1993
Sale Price $11.2M
Years Held 32.5 yrs
Transfer Type quitclaim
48
Score
Why?
Signal breakdown
Long hold
32.5 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 $3.10M vs ~$4.8M 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
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
23
1808 Landa St Succession
Silver Lake / Echo Park 6 units Built 1972 Owner: Crenshaw Assets LLC Entity: llc APN: 5421-001-001
Assessed Land $539K
Assessed Improvement $351K
Assessed Total $890K
Last Sale Jun 2015
Sale Price $3.4M
Years Held 10.9 yrs
Transfer Type quitclaim
46
Score
Why?
Signal breakdown
Long hold
10.9 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 $0.89M vs ~$1.9M 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
Crenshaw Assets 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 46 / 100
24
6256 Clifford St Succession
Silver Lake / Echo Park 14 units Built 1951 Owner: Western Real Estate Group Inc Entity: corp APN: 5423-065-080
Assessed Land $1.4M
Assessed Improvement $1.2M
Assessed Total $2.6M
Last Sale Jan 2003
Sale Price $6.8M
Years Held 23.3 yrs
Transfer Type quitclaim
45
Score
Why?
Signal breakdown
Long hold
23.3 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 $2.58M vs ~$4.5M 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
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
25
3685 Fargo St Succession
Silver Lake / Echo Park 6 units Built 1974 Owner: Coastal Apartments Corp Entity: corp APN: 5420-055-057
Assessed Land $541K
Assessed Improvement $470K
Assessed Total $1.0M
Last Sale Jul 2006
Sale Price $2.4M
Years Held 19.9 yrs
Transfer Type intra family
41
Score
Why?
Signal breakdown
Long hold
19.9 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)
+18
Prop 13 equity gap
Assessed $1.01M vs ~$1.9M 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
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
26
7305 Vestal Ave Succession
Silver Lake / Echo Park 34 units Built 1966 Owner: Prospect Investments LLC Entity: llc APN: 5420-033-055
Assessed Land $2.6M
Assessed Improvement $2.0M
Assessed Total $4.6M
Last Sale Nov 2017
Sale Price $11.2M
Years Held 8.5 yrs
Transfer Type quitclaim
41
Score
Why?
Signal breakdown
Long hold
8.5 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 $4.61M vs ~$10.9M 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
Prospect 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 41 / 100
27
3907 Coronado St Succession
Silver Lake / Echo Park 11 units Built 1951 Owner: Elizabeth & Steven Wu Entity: individual APN: 5402-078-045
Assessed Land $951K
Assessed Improvement $694K
Assessed Total $1.6M
Last Sale Dec 2016
Sale Price $3.6M
Years Held 9.4 yrs
Transfer Type intra family
38
Score
Why?
Signal breakdown
Long hold
9.4 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 $1.65M vs ~$3.5M 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: individual
Elizabeth & Steven Wu
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
28
14454 Reservoir St Succession
Silver Lake / Echo Park 48 units Built 1950 Owner: Sherman Holdings LLC Entity: llc APN: 5403-009-045
Assessed Land $6.2M
Assessed Improvement $3.8M
Assessed Total $10.0M
Last Sale Jan 2018
Sale Price $39.1M
Years Held 8.4 yrs
Transfer Type intra family
33
Score
Why?
Signal breakdown
Long hold
8.4 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 $10.03M vs ~$15.4M 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)
+5
Owner entity: llc
Sherman Holdings 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 33 / 100
29
13666 Clinton St Succession
Silver Lake / Echo Park 16 units Built 1944 Owner: Capital Residential Realty Corp Entity: corp APN: 5403-084-013
Assessed Land $2.2M
Assessed Improvement $1.8M
Assessed Total $4.0M
Last Sale Apr 2016
Sale Price $11.3M
Years Held 10.1 yrs
Transfer Type quitclaim
30
Score
Why?
Signal breakdown
Long hold
10.1 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 $4.03M vs ~$5.1M est. market (79% of comp)
At 79% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+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 30 / 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.