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

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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
35 leads matching filters
unrealized gain×
1
8868 W Jefferson Blvd Unrealized Gain
Mid-City / West Adams 9 units Built 1977 Owner: Choi Trust Entity: trust APN: 4325-023-053
Assessed Land $603K
Assessed Improvement $486K
Assessed Total $1.1M
Last Sale Aug 2022
Sale Price $1.9M
Years Held 3.8 yrs
Transfer Type arms length
28
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $1.09M vs ~$2.4M est. market (46% of comp)
At 46% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: trust
Choi Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+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
2
3621 S Ridgewood Pl Unrealized Gain
Koreatown 10 units Built 1983 Owner: Hernandez 1998 Family Trust Entity: trust APN: 5092-024-053
Assessed Land $618K
Assessed Improvement $415K
Assessed Total $1.0M
Last Sale Jun 2021
Sale Price $1.9M
Years Held 4.9 yrs
Transfer Type arms length
28
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $1.03M vs ~$2.6M 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: trust
Hernandez 1998 Family Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+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
3
17003 Wilshire Blvd Unrealized Gain
Koreatown 12 units Built 1970 Owner: Alvarez Trust Entity: trust APN: 5099-084-061
Assessed Land $990K
Assessed Improvement $944K
Assessed Total $1.9M
Last Sale Apr 2023
Sale Price $6.5M
Years Held 3.1 yrs
Transfer Type arms length
23
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $1.93M vs ~$3.1M 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: trust
Alvarez Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+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 23 / 100
4
9686 S Alameda St Unrealized Gain
South Los Angeles 10 units Built 1985 Owner: Patricia O. Hall Entity: individual APN: 6010-022-063
Assessed Land $432K
Assessed Improvement $267K
Assessed Total $699K
Last Sale May 2022
Sale Price $1.8M
Years Held 4.0 yrs
Transfer Type arms length
22
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $0.70M vs ~$2.1M 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 O. Hall
Individual owner; lower succession signal without long hold
📂 LA County Assessor — owner-of-record (assessment roll)
+5
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 22 / 100
5
119 Montana St Unrealized Gain
Silver Lake / Echo Park 6 units Built 1969 Owner: Lincoln Housing LLC Entity: llc APN: 5423-092-012
Assessed Land $453K
Assessed Improvement $341K
Assessed Total $794K
Last Sale Oct 2021
Sale Price $2.0M
Years Held 4.6 yrs
Transfer Type arms length
21
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $0.79M vs ~$1.9M 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 Housing LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
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 21 / 100
6
11611 S Mariposa Ave Unrealized Gain
Koreatown 12 units Built 1951 Owner: Golden Holdings LLC Entity: llc APN: 5084-019-021
Assessed Land $833K
Assessed Improvement $620K
Assessed Total $1.5M
Last Sale Jul 2021
Sale Price $2.9M
Years Held 4.9 yrs
Transfer Type arms length
21
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $1.45M vs ~$3.1M 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
Golden Holdings LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
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 21 / 100
7
9153 S San Pedro St Unrealized Gain
South Los Angeles 32 units Built 1965 Owner: Meridian Land Co LLC Entity: llc APN: 6035-008-051
Assessed Land $1.5M
Assessed Improvement $951K
Assessed Total $2.4M
Last Sale May 2022
Sale Price $4.5M
Years Held 4.0 yrs
Transfer Type arms length
21
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $2.42M vs ~$6.7M 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
Meridian Land Co LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
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 21 / 100
8
11340 Moorpark St, North Hollywood Unrealized Gain
San Fernando Valley 28 units Built 1972 Owner: Parkview Investors LLC Entity: llc APN: 2303-018-029
Assessed Land $1.7M
Assessed Improvement $1.3M
Assessed Total $3.0M
Last Sale Jan 2023
Sale Price $4.2M
Years Held 3.4 yrs
Transfer Type arms length
21
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $3.02M vs ~$6.9M 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
Parkview Investors LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
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 21 / 100
9
7230 Van Nuys Blvd, Van Nuys Unrealized Gain
San Fernando Valley 24 units Built 1971 Owner: VN Boulevard LLC Entity: llc APN: 2304-029-022
Assessed Land $1.4M
Assessed Improvement $1.1M
Assessed Total $2.6M
Last Sale Jul 2022
Sale Price $2.8M
Years Held 3.8 yrs
Transfer Type arms length
21
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $2.59M vs ~$5.9M 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
VN Boulevard LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
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 21 / 100
10
14783 Moorpark St, Valley Village Unrealized Gain
San Fernando Valley 28 units Built 1982 Owner: Eastwood Group LLC Entity: llc APN: 2303-052-091
Assessed Land $1.7M
Assessed Improvement $1.1M
Assessed Total $2.9M
Last Sale Apr 2023
Sale Price $10.0M
Years Held 3.1 yrs
Transfer Type arms length
21
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $2.86M vs ~$6.9M 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
Eastwood Group LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
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 21 / 100
11
5462 E Vernon Ave, Inglewood Unrealized Gain
South Los Angeles 9 units Built 1951 Owner: Vista Holdings LLC Entity: llc APN: 6039-059-002
Assessed Land $449K
Assessed Improvement $340K
Assessed Total $789K
Last Sale Nov 2022
Sale Price $1.8M
Years Held 3.5 yrs
Transfer Type arms length
21
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $0.79M vs ~$1.9M 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
Vista Holdings LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
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 21 / 100
12
14960 W 4th St Unrealized Gain
Koreatown 9 units Built 1966 Owner: Lopez 2005 Revocable Trust Entity: trust APN: 5091-060-073
Assessed Land $919K
Assessed Improvement $892K
Assessed Total $1.8M
Last Sale Apr 2023
Sale Price $5.6M
Years Held 3.1 yrs
Transfer Type arms length
20
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $1.81M vs ~$2.3M est. market (77% of comp)
At 77% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+5
Owner entity: trust
Lopez 2005 Revocable Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+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 20 / 100
13
10370 Ivar Ave Unrealized Gain
Hollywood / Franklin Village 5 units Built 1942 Owner: Robinson 2003 Irrevocable Trust Entity: trust APN: 5549-050-077
Assessed Land $494K
Assessed Improvement $503K
Assessed Total $997K
Last Sale Dec 2022
Sale Price $2.5M
Years Held 3.4 yrs
Transfer Type arms length
20
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $1.00M vs ~$1.4M est. market (73% of comp)
At 73% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+5
Owner entity: trust
Robinson 2003 Irrevocable Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+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 20 / 100
14
15890 Degnan Blvd Unrealized Gain
Mid-City / West Adams 18 units Built 1951 Owner: Diego & William Goldberg Entity: individual APN: 4323-073-067
Assessed Land $1.2M
Assessed Improvement $837K
Assessed Total $2.0M
Last Sale Jan 2023
Sale Price $3.7M
Years Held 3.4 yrs
Transfer Type arms length
18
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $2.01M vs ~$4.8M est. market (42% of comp)
At 42% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Diego & William Goldberg
Individual owner; lower succession signal without long hold
📂 LA County Assessor — owner-of-record (assessment roll)
+5
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 18 / 100
15
4104 Landa St Unrealized Gain
Silver Lake / Echo Park 53 units Built 1953 Owner: Crown Management LLC Entity: llc APN: 5422-033-007
Assessed Land $5.5M
Assessed Improvement $3.7M
Assessed Total $9.3M
Last Sale Dec 2021
Sale Price $17.5M
Years Held 4.5 yrs
Transfer Type arms length
16
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $9.26M vs ~$17.0M 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: llc
Crown Management LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
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
16
14927 Sycamore Ave Unrealized Gain
Hollywood / Franklin Village 28 units Built 1973 Owner: Harbor Housing LLC Entity: llc APN: 5583-085-014
Assessed Land $2.3M
Assessed Improvement $2.1M
Assessed Total $4.5M
Last Sale Mar 2023
Sale Price $13.7M
Years Held 3.2 yrs
Transfer Type arms length
16
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $4.46M vs ~$7.7M est. market (58% of comp)
At 58% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: llc
Harbor Housing LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
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
17
2845 Effie St Unrealized Gain
Silver Lake / Echo Park 13 units Built 1968 Owner: Northwood Portfolio LLC Entity: llc APN: 5402-037-098
Assessed Land $1.4M
Assessed Improvement $1.1M
Assessed Total $2.5M
Last Sale Nov 2022
Sale Price $9.6M
Years Held 3.5 yrs
Transfer Type arms length
16
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $2.46M vs ~$4.2M 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: llc
Northwood Portfolio LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
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
18
2219 S Highland Ave Unrealized Gain
Mid-City / West Adams 34 units Built 1963 Owner: Atlantic Land Co LLC Entity: llc APN: 5035-091-028
Assessed Land $3.1M
Assessed Improvement $2.5M
Assessed Total $5.6M
Last Sale Jan 2022
Sale Price $20.4M
Years Held 4.3 yrs
Transfer Type arms length
16
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $5.58M vs ~$9.0M 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: llc
Atlantic Land Co LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
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
19
1346 Whitley Ave Unrealized Gain
Hollywood / Franklin Village 16 units Built 1974 Owner: Harbor Real Estate LLC Entity: llc APN: 5582-027-060
Assessed Land $1.7M
Assessed Improvement $1.1M
Assessed Total $2.8M
Last Sale Jul 2022
Sale Price $7.7M
Years Held 3.9 yrs
Transfer Type arms length
16
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $2.79M vs ~$4.4M est. market (63% of comp)
At 63% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: llc
Harbor Real Estate LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
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
20
15175 S Bronson Ave Unrealized Gain
Mid-City / West Adams 16 units Built 1985 Owner: Metro Apartments Realty Corp Entity: corp APN: 5031-051-006
Assessed Land $1.0M
Assessed Improvement $662K
Assessed Total $1.7M
Last Sale Jun 2021
Sale Price $3.3M
Years Held 4.9 yrs
Transfer Type arms length
13
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $1.68M vs ~$4.2M 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
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 13 / 100
21
11799 Chase St, Studio City Unrealized Gain
San Fernando Valley 6 units Built 1944 Owner: Juan K. Munoz Entity: individual APN: 2399-031-077
Assessed Land $360K
Assessed Improvement $377K
Assessed Total $737K
Last Sale Sep 2022
Sale Price $1.4M
Years Held 3.7 yrs
Transfer Type arms length
13
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $0.74M vs ~$1.5M 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
Juan K. Munoz
Individual owner; lower succession signal without long hold
📂 LA County Assessor — owner-of-record (assessment roll)
+5
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 13 / 100
22
17842 S Muirfield Rd Unrealized Gain
Mid-City / West Adams 34 units Built 1945 Owner: Walter & Pedro Dominguez Entity: individual APN: 5034-058-016
Assessed Land $3.0M
Assessed Improvement $2.7M
Assessed Total $5.7M
Last Sale May 2023
Sale Price $11.8M
Years Held 3.1 yrs
Transfer Type arms length
13
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $5.71M vs ~$9.0M est. market (63% of comp)
At 63% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: individual
Walter & Pedro Dominguez
Individual owner; lower succession signal without long hold
📂 LA County Assessor — owner-of-record (assessment roll)
+5
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 13 / 100
23
2362 S Vermont Ave Unrealized Gain
South Los Angeles 10 units Built 1945 Owner: American Properties Realty Corp Entity: corp APN: 6014-081-011
Assessed Land $473K
Assessed Improvement $393K
Assessed Total $866K
Last Sale Sep 2022
Sale Price $2.3M
Years Held 3.7 yrs
Transfer Type arms length
13
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $0.87M vs ~$2.1M est. market (41% of comp)
At 41% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
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 13 / 100
24
14750 S McCadden Pl Unrealized Gain
Mid-City / West Adams 8 units Built 1982 Owner: Pacific Properties Realty Corp Entity: corp APN: 5031-013-092
Assessed Land $586K
Assessed Improvement $418K
Assessed Total $1.0M
Last Sale Aug 2022
Sale Price $2.9M
Years Held 3.7 yrs
Transfer Type arms length
13
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $1.00M vs ~$2.1M 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
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 13 / 100
25
11371 S Central Ave Unrealized Gain
South Los Angeles 8 units Built 1978 Owner: Continental Investments Company Entity: corp APN: 6015-038-010
Assessed Land $403K
Assessed Improvement $314K
Assessed Total $717K
Last Sale Feb 2022
Sale Price $1.9M
Years Held 4.3 yrs
Transfer Type arms length
13
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $0.72M vs ~$1.7M 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
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 13 / 100
26
11769 Reservoir St Unrealized Gain
Silver Lake / Echo Park 70 units Built 1941 Owner: Charles & Kevin Ito Entity: individual APN: 5422-070-013
Assessed Land $7.1M
Assessed Improvement $6.4M
Assessed Total $13.5M
Last Sale Jun 2021
Sale Price $52.3M
Years Held 4.9 yrs
Transfer Type arms length
13
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $13.53M vs ~$22.4M 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
Charles & Kevin Ito
Individual owner; lower succession signal without long hold
📂 LA County Assessor — owner-of-record (assessment roll)
+5
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 13 / 100
27
18078 W Sunset Blvd Unrealized Gain
Silver Lake / Echo Park 8 units Built 1947 Owner: Felipe & Grace Martin Entity: individual APN: 5402-032-001
Assessed Land $1.0M
Assessed Improvement $919K
Assessed Total $1.9M
Last Sale Jan 2023
Sale Price $7.3M
Years Held 3.4 yrs
Transfer Type arms length
10
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $1.94M vs ~$2.6M est. market (76% of comp)
At 76% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+5
Owner entity: individual
Felipe & Grace Martin
Individual owner; lower succession signal without long hold
📂 LA County Assessor — owner-of-record (assessment roll)
+5
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 10 / 100
28
10704 W 5th St Unrealized Gain
Koreatown 11 units Built 1961 Owner: Continental Housing Properties Inc Entity: corp APN: 5095-013-045
Assessed Land $882K
Assessed Improvement $656K
Assessed Total $1.5M
Last Sale Mar 2023
Sale Price $4.8M
Years Held 3.2 yrs
Transfer Type arms length
8
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $1.54M vs ~$2.9M 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
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 8 / 100
29
1906 S Virgil Ave Unrealized Gain
Koreatown 8 units Built 1968 Owner: Heritage Housing Corporation Entity: corp APN: 5097-035-042
Assessed Land $803K
Assessed Improvement $623K
Assessed Total $1.4M
Last Sale Jul 2022
Sale Price $3.3M
Years Held 3.8 yrs
Transfer Type arms length
5
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $1.43M vs ~$2.1M est. market (69% of comp)
At 69% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+5
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 5 / 100
30
4932 Tamarind Ave Unrealized Gain
Hollywood / Franklin Village 114 units Built 1952 Owner: United Realty Properties Inc Entity: corp APN: 5548-054-002
Assessed Land $12.3M
Assessed Improvement $12.7M
Assessed Total $25.0M
Last Sale Dec 2022
Sale Price $83.9M
Years Held 3.5 yrs
Transfer Type arms length
5
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $25.00M vs ~$31.4M est. market (80% of comp)
At 80% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+5
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 5 / 100
31
4422 S Normandie Ave Unrealized Gain
South Los Angeles 25 units Built 1970 Owner: Apex Capital LLC Entity: llc APN: 6007-006-094
Assessed Land $1.3M
Assessed Improvement $1.1M
Assessed Total $2.5M
Last Sale Jul 2023
Sale Price $9.6M
Years Held 2.9 yrs
Transfer Type arms length
1
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $2.46M vs ~$5.3M 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
Apex Capital LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Recent sale penalty
Sold 2.9 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 1 / 100
32
17852 E Manchester Ave Unrealized Gain
South Los Angeles 45 units Built 1953 Owner: Slauson Realty LLC Entity: llc APN: 6043-074-068
Assessed Land $2.3M
Assessed Improvement $2.1M
Assessed Total $4.4M
Last Sale Jul 2023
Sale Price $7.3M
Years Held 2.9 yrs
Transfer Type arms length
1
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $4.44M vs ~$9.4M 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
Slauson Realty LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Recent sale penalty
Sold 2.9 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 1 / 100
33
10992 Hazeltine Ave, Panorama City Unrealized Gain
San Fernando Valley 39 units Built 1981 Owner: Jack & Sun Hee Stern Entity: individual APN: 2310-094-081
Assessed Land $2.2M
Assessed Improvement $1.9M
Assessed Total $4.1M
Last Sale Oct 2023
Sale Price $7.0M
Years Held 2.6 yrs
Transfer Type arms length
0
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $4.11M vs ~$9.6M est. market (43% of comp)
At 43% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Jack & Sun Hee Stern
Individual owner; lower succession signal without long hold
📂 LA County Assessor — owner-of-record (assessment roll)
+5
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 0 / 100
34
2865 Moorpark St, North Hollywood Unrealized Gain
San Fernando Valley 14 units Built 1940 Owner: Michael O. Mitchell Entity: individual APN: 2397-065-034
Assessed Land $952K
Assessed Improvement $956K
Assessed Total $1.9M
Last Sale Jul 2023
Sale Price $3.6M
Years Held 2.9 yrs
Transfer Type arms length
0
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $1.91M vs ~$3.4M 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
Michael O. Mitchell
Individual owner; lower succession signal without long hold
📂 LA County Assessor — owner-of-record (assessment roll)
+5
Recent sale penalty
Sold 2.9 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 0 / 100
35
15727 N Highland Ave Unrealized Gain
Hollywood / Franklin Village 12 units Built 1944 Owner: Greater LA Apartments Group Inc Entity: corp APN: 5550-097-016
Assessed Land $970K
Assessed Improvement $848K
Assessed Total $1.8M
Last Sale Jun 2023
Sale Price $5.9M
Years Held 2.9 yrs
Transfer Type arms length
0
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $1.82M vs ~$3.3M 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
Recent sale penalty
Sold 2.9 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 0 / 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.