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
6 leads matching filters
Koreatown× unrealized gain×
1
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
2
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
3
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
4
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
5
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
6
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
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.