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
San Fernando Valley× unrealized gain×
1
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
2
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
3
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
4
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
5
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
6
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
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.