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
162 leads matching filters
Mid-City / West Adams×
1
14732 S Catalina St Succession
Mid-City / West Adams 6 units Built 1978 Owner: Martinez 1998 Living Trust Entity: trust APN: 5030-036-057
Assessed Land $303K
Assessed Improvement $285K
Assessed Total $588K
Last Sale Nov 1994
Sale Price $1.7M
Years Held 31.5 yrs
Transfer Type intra family
68
Score
Why?
Signal breakdown
Long hold
31.5 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 $0.59M vs ~$1.6M est. market (37% of comp)
At 37% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: trust
Martinez 1998 Living 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 68 / 100
2
5632 W Jefferson Blvd Succession
Mid-City / West Adams 37 units Built 1953 Owner: Bernstein Family Trust Entity: trust APN: 5034-050-051
Assessed Land $2.8M
Assessed Improvement $1.8M
Assessed Total $4.6M
Last Sale May 1994
Sale Price $15.3M
Years Held 32.1 yrs
Transfer Type intra family
68
Score
Why?
Signal breakdown
Long hold
32.1 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+25
Prop 13 equity gap
Assessed $4.61M vs ~$9.8M 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: trust
Bernstein Family Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 68 / 100
3
653 Venice Blvd Succession
Mid-City / West Adams 18 units Built 1975 Owner: Gutierrez Revocable Trust Entity: trust APN: 4323-098-088
Assessed Land $963K
Assessed Improvement $885K
Assessed Total $1.8M
Last Sale Jan 2003
Sale Price $7.4M
Years Held 23.4 yrs
Transfer Type intra family
65
Score
Why?
Signal breakdown
Long hold
23.4 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $1.85M vs ~$4.8M est. market (39% of comp)
At 39% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: trust
Gutierrez Revocable Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 65 / 100
4
2609 S Cloverdale Ave Succession
Mid-City / West Adams 12 units Built 1960 Owner: Cloverdale Family Trust Entity: trust APN: 5034-028-009
Assessed Land $740K
Assessed Improvement $590K
Assessed Total $1.3M
Last Sale Nov 1998
Sale Price $530K
Years Held 27.5 yrs
Transfer Type intra family
65
Score
Why?
Signal breakdown
Long hold
27.5 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $1.33M vs ~$3.2M 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: trust
Cloverdale Family Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Final score 65 / 100
5
16405 W Exposition Blvd Succession
Mid-City / West Adams 7 units Built 1977 Owner: Pico Partners LLC Entity: llc APN: 5030-040-052
Assessed Land $355K
Assessed Improvement $272K
Assessed Total $627K
Last Sale Jul 1991
Sale Price $965K
Years Held 34.8 yrs
Transfer Type quitclaim
65
Score
Why?
Signal breakdown
Long hold
34.8 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 $0.63M vs ~$1.9M est. market (34% of comp)
At 34% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: llc
Pico Partners LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Quitclaim deed
Quitclaim deed
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 65 / 100
6
15921 S Mansfield Ave Succession
Mid-City / West Adams 9 units Built 1985 Owner: Clara T. Wilson Entity: individual APN: 5032-089-070
Assessed Land $668K
Assessed Improvement $432K
Assessed Total $1.1M
Last Sale May 1996
Sale Price $1.9M
Years Held 30.0 yrs
Transfer Type intra family
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 $1.10M 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: individual
Clara T. Wilson
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
7
4112 S McCadden Pl Succession
Mid-City / West Adams 38 units Built 1943 Owner: Nguyen Bypass Trust Entity: trust APN: 5035-003-040
Assessed Land $3.3M
Assessed Improvement $3.2M
Assessed Total $6.5M
Last Sale Oct 1992
Sale Price $16.6M
Years Held 33.6 yrs
Transfer Type intra family
63
Score
Why?
Signal breakdown
Long hold
33.6 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)
+25
Prop 13 equity gap
Assessed $6.51M vs ~$10.1M 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
Owner entity: trust
Nguyen 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
8
4835 S Gramercy Pl Succession
Mid-City / West Adams 32 units Built 1973 Owner: Michael W. Wu Entity: individual APN: 4324-025-051
Assessed Land $2.1M
Assessed Improvement $2.0M
Assessed Total $4.1M
Last Sale Feb 1995
Sale Price $7.9M
Years Held 31.3 yrs
Transfer Type quitclaim
63
Score
Why?
Signal breakdown
Long hold
31.3 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 $4.13M vs ~$8.5M est. market (49% of comp)
At 49% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Michael W. Wu
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 63 / 100
9
7126 S Mullen Ave Succession
Mid-City / West Adams 8 units Built 1954 Owner: Pinnacle Income Fund LLC Entity: llc APN: 4326-081-037
Assessed Land $564K
Assessed Improvement $377K
Assessed Total $941K
Last Sale Sep 1995
Sale Price $3.0M
Years Held 30.7 yrs
Transfer Type intra family
61
Score
Why?
Signal breakdown
Long hold
30.7 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)
+25
Prop 13 equity gap
Assessed $0.94M vs ~$2.1M 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
Pinnacle Income Fund 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
10
702 S Stanley Ave Succession
Mid-City / West Adams 8 units Built 1942 Owner: Lakewood Real Estate LLC Entity: llc APN: 5032-043-081
Assessed Land $456K
Assessed Improvement $422K
Assessed Total $878K
Last Sale Jan 1996
Sale Price $1.4M
Years Held 30.4 yrs
Transfer Type intra family
61
Score
Why?
Signal breakdown
Long hold
30.4 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 $0.88M 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
Owner entity: llc
Lakewood Real Estate 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
11
16660 S Bronson Ave Succession
Mid-City / West Adams 5 units Built 1948 Owner: Johnson Revocable Trust Entity: trust APN: 5035-020-078
Assessed Land $304K
Assessed Improvement $246K
Assessed Total $550K
Last Sale Oct 2007
Sale Price $845K
Years Held 18.6 yrs
Transfer Type quitclaim
61
Score
Why?
Signal breakdown
Long hold
18.6 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+18
Prop 13 equity gap
Assessed $0.55M vs ~$1.3M 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: trust
Johnson Revocable Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
Quitclaim deed
Quitclaim deed
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 61 / 100
12
16064 S Ogden Dr Succession
Mid-City / West Adams 56 units Built 1949 Owner: Vega 2010 Family Trust Entity: trust APN: 4325-049-092
Assessed Land $4.7M
Assessed Improvement $4.0M
Assessed Total $8.7M
Last Sale Jan 2002
Sale Price $31.2M
Years Held 24.4 yrs
Transfer Type quitclaim
60
Score
Why?
Signal breakdown
Long hold
24.4 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $8.65M vs ~$14.8M 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: trust
Vega 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
13
1611 W Adams Blvd Succession
Mid-City / West Adams 24 units Built 1985 Owner: Alejandro & Peter Flores Entity: individual APN: 4324-069-057
Assessed Land $1.2M
Assessed Improvement $1.2M
Assessed Total $2.4M
Last Sale Jun 1999
Sale Price $6.1M
Years Held 26.9 yrs
Transfer Type intra family
60
Score
Why?
Signal breakdown
Long hold
26.9 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 $2.38M vs ~$6.4M est. market (38% of comp)
At 38% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Alejandro & Peter Flores
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
14
17813 Fairfax Ave Succession
Mid-City / West Adams 25 units Built 1951 Owner: Manuel & Min Jae Hernandez Entity: individual APN: 4328-066-072
Assessed Land $1.6M
Assessed Improvement $1.2M
Assessed Total $2.8M
Last Sale Nov 1999
Sale Price $4.4M
Years Held 26.6 yrs
Transfer Type intra family
60
Score
Why?
Signal breakdown
Long hold
26.6 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 $2.79M vs ~$6.6M 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
Manuel & Min Jae Hernandez
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
15
8222 S Victoria Ave Succession
Mid-City / West Adams 16 units Built 1982 Owner: George G. Delgado Entity: individual APN: 4328-040-083
Assessed Land $1.2M
Assessed Improvement $943K
Assessed Total $2.1M
Last Sale Feb 2001
Sale Price $5.2M
Years Held 25.3 yrs
Transfer Type intra family
60
Score
Why?
Signal breakdown
Long hold
25.3 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 $2.10M vs ~$4.2M 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: individual
George G. Delgado
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
16
15765 S Buckingham Rd Succession
Mid-City / West Adams 18 units Built 1985 Owner: Vermont Land Co LLC Entity: llc APN: 5036-096-042
Assessed Land $1.3M
Assessed Improvement $999K
Assessed Total $2.3M
Last Sale Dec 2002
Sale Price $4.1M
Years Held 23.4 yrs
Transfer Type intra family
58
Score
Why?
Signal breakdown
Long hold
23.4 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $2.26M vs ~$4.8M 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
Vermont Land Co 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
17
4089 S Rimpau Blvd Succession
Mid-City / West Adams 18 units Built 1953 Owner: Fuentes 1995 Trust Entity: trust APN: 5032-089-047
Assessed Land $905K
Assessed Improvement $583K
Assessed Total $1.5M
Last Sale Aug 2014
Sale Price $4.5M
Years Held 11.8 yrs
Transfer Type quitclaim
57
Score
Why?
Signal breakdown
Long hold
11.8 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)
+10
Prop 13 equity gap
Assessed $1.49M vs ~$4.8M est. market (31% of comp)
At 31% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: trust
Fuentes 1995 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
18
15591 S Burnside Ave Long Hold
Mid-City / West Adams 14 units Built 1980 Owner: Reyes Trust Entity: trust APN: 5034-045-088
Assessed Land $704K
Assessed Improvement $469K
Assessed Total $1.2M
Last Sale Sep 1991
Sale Price $4.5M
Years Held 34.7 yrs
Transfer Type arms length
57
Score
Why?
Signal breakdown
Long hold
34.7 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)
+25
Prop 13 equity gap
Assessed $1.17M vs ~$3.7M est. market (32% of comp)
At 32% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: trust
Reyes 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 57 / 100
19
19331 S Mullen Ave Succession
Mid-City / West Adams 16 units Built 1957 Owner: Dominguez Living Trust Entity: trust APN: 4328-075-085
Assessed Land $1.4M
Assessed Improvement $1.4M
Assessed Total $2.9M
Last Sale Jul 2000
Sale Price $5.8M
Years Held 25.8 yrs
Transfer Type quitclaim
57
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 $2.87M vs ~$4.2M est. market (68% of comp)
At 68% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+5
Owner entity: trust
Dominguez 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 57 / 100
20
3615 S Muirfield Rd Succession
Mid-City / West Adams 34 units Built 1965 Owner: Thomas C. Nguyen Entity: individual APN: 4325-001-051
Assessed Land $2.1M
Assessed Improvement $1.4M
Assessed Total $3.5M
Last Sale Dec 2006
Sale Price $7.3M
Years Held 19.5 yrs
Transfer Type intra family
56
Score
Why?
Signal breakdown
Long hold
19.5 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)
+18
Prop 13 equity gap
Assessed $3.54M vs ~$9.0M est. market (39% of comp)
At 39% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Thomas C. Nguyen
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 56 / 100
21
7761 S Gramercy Pl Succession
Mid-City / West Adams 18 units Built 1954 Owner: Eugene W. Mendoza Entity: individual APN: 5034-071-022
Assessed Land $1.2M
Assessed Improvement $966K
Assessed Total $2.1M
Last Sale Mar 2011
Sale Price $5.9M
Years Held 15.2 yrs
Transfer Type intra family
56
Score
Why?
Signal breakdown
Long hold
15.2 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 $2.13M vs ~$4.8M 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
Eugene W. Mendoza
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 56 / 100
22
14732 S Sycamore Ave Succession
Mid-City / West Adams 13 units Built 1979 Owner: Williams Bypass Trust Entity: trust APN: 5034-069-094
Assessed Land $1.1M
Assessed Improvement $994K
Assessed Total $2.1M
Last Sale Jul 2008
Sale Price $6.4M
Years Held 17.8 yrs
Transfer Type quitclaim
56
Score
Why?
Signal breakdown
Long hold
17.8 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 $2.10M vs ~$3.4M 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: trust
Williams 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
23
14756 S Lorraine Blvd Succession
Mid-City / West Adams 21 units Built 1942 Owner: Hyun Soo & Eugene Sanchez Entity: individual APN: 5033-015-071
Assessed Land $1.8M
Assessed Improvement $1.3M
Assessed Total $3.1M
Last Sale Feb 2002
Sale Price $9.6M
Years Held 24.2 yrs
Transfer Type quitclaim
55
Score
Why?
Signal breakdown
Long hold
24.2 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 $3.11M vs ~$5.6M 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
Hyun Soo & Eugene Sanchez
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 55 / 100
24
2870 S Mansfield Ave Succession
Mid-City / West Adams 18 units Built 1945 Owner: Frank A. Moore Entity: individual APN: 4326-074-087
Assessed Land $1.4M
Assessed Improvement $1.3M
Assessed Total $2.6M
Last Sale Apr 2005
Sale Price $7.6M
Years Held 21.1 yrs
Transfer Type intra family
55
Score
Why?
Signal breakdown
Long hold
21.1 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 $2.64M vs ~$4.8M 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: individual
Frank A. Moore
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
25
14936 S Norton Ave Succession
Mid-City / West Adams 12 units Built 1965 Owner: Van Nuys Group LLC Entity: llc APN: 4325-090-087
Assessed Land $761K
Assessed Improvement $697K
Assessed Total $1.5M
Last Sale Mar 2009
Sale Price $3.5M
Years Held 17.2 yrs
Transfer Type intra family
54
Score
Why?
Signal breakdown
Long hold
17.2 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 $1.46M vs ~$3.2M est. market (46% of comp)
At 46% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Van Nuys Group LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 54 / 100
26
10613 Degnan Blvd Long Hold
Mid-City / West Adams 57 units Built 1959 Owner: Scott Living Trust Entity: trust APN: 5030-080-090
Assessed Land $4.0M
Assessed Improvement $2.8M
Assessed Total $6.9M
Last Sale Feb 1990
Sale Price $23.1M
Years Held 36.3 yrs
Transfer Type arms length
53
Score
Why?
Signal breakdown
Long hold
36.3 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 $6.86M vs ~$15.1M est. market (45% of comp)
At 45% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: trust
Scott Living 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 53 / 100
27
6519 Degnan Blvd Succession
Mid-City / West Adams 57 units Built 1961 Owner: Prime Capital LLC Entity: llc APN: 4327-072-004
Assessed Land $4.4M
Assessed Improvement $3.4M
Assessed Total $7.8M
Last Sale Feb 2001
Sale Price $21.7M
Years Held 25.3 yrs
Transfer Type quitclaim
53
Score
Why?
Signal breakdown
Long hold
25.3 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 $7.83M vs ~$15.1M est. market (52% of comp)
At 52% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: llc
Prime Capital 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
28
7566 S Cochran Ave Long Hold
Mid-City / West Adams 20 units Built 1948 Owner: Ramirez Family Trust Entity: trust APN: 5035-026-021
Assessed Land $1.2M
Assessed Improvement $921K
Assessed Total $2.1M
Last Sale Oct 1991
Sale Price $4.6M
Years Held 34.6 yrs
Transfer Type arms length
53
Score
Why?
Signal breakdown
Long hold
34.6 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)
+25
Prop 13 equity gap
Assessed $2.08M vs ~$5.3M est. market (39% of comp)
At 39% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: trust
Ramirez 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 53 / 100
29
647 S Sycamore Ave Succession
Mid-City / West Adams 116 units Built 1964 Owner: Greater LA Real Estate Inc Entity: corp APN: 5035-081-007
Assessed Land $6.1M
Assessed Improvement $6.1M
Assessed Total $12.2M
Last Sale Aug 1993
Sale Price $41.2M
Years Held 32.8 yrs
Transfer Type intra family
53
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 $12.20M vs ~$30.7M 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
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
30
15353 S Corning St Succession
Mid-City / West Adams 12 units Built 1947 Owner: North Income Fund LLC Entity: llc APN: 4328-003-069
Assessed Land $924K
Assessed Improvement $780K
Assessed Total $1.7M
Last Sale Feb 1999
Sale Price $5.7M
Years Held 27.3 yrs
Transfer Type quitclaim
53
Score
Why?
Signal breakdown
Long hold
27.3 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $1.70M vs ~$3.2M 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
North Income Fund LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Quitclaim deed
Quitclaim deed
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 53 / 100
31
970 S Corning St Long Hold
Mid-City / West Adams 19 units Built 1972 Owner: Green 2003 Living Trust Entity: trust APN: 4326-021-013
Assessed Land $1.3M
Assessed Improvement $903K
Assessed Total $2.2M
Last Sale Feb 2000
Sale Price $3.8M
Years Held 26.3 yrs
Transfer Type arms length
50
Score
Why?
Signal breakdown
Long hold
26.3 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 $2.15M vs ~$5.0M 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: trust
Green 2003 Living 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 50 / 100
32
1359 S Mansfield Ave Long Hold
Mid-City / West Adams 26 units Built 1948 Owner: Chen Bypass Trust Entity: trust APN: 4325-044-023
Assessed Land $1.5M
Assessed Improvement $1.1M
Assessed Total $2.6M
Last Sale May 1999
Sale Price $8.5M
Years Held 27.0 yrs
Transfer Type arms length
50
Score
Why?
Signal breakdown
Long hold
27 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $2.65M vs ~$6.9M est. market (38% of comp)
At 38% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: trust
Chen Bypass 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 50 / 100
33
2314 S Orange Dr Long Hold
Mid-City / West Adams 11 units Built 1961 Owner: Orange Drive Family Trust Entity: trust APN: 5034-022-037
Assessed Land $680K
Assessed Improvement $540K
Assessed Total $1.2M
Last Sale Jul 1999
Sale Price $590K
Years Held 26.8 yrs
Transfer Type arms length
50
Score
Why?
Signal breakdown
Long hold
26.8 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 $1.22M vs ~$2.9M 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: trust
Orange Drive 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 50 / 100
34
4750 S Garth Ave Long Hold
Mid-City / West Adams 9 units Built 1983 Owner: Roberts 1998 Family Trust Entity: trust APN: 5033-055-097
Assessed Land $534K
Assessed Improvement $339K
Assessed Total $873K
Last Sale Dec 2004
Sale Price $1.8M
Years Held 21.4 yrs
Transfer Type foreclosure
50
Score
Why?
Signal breakdown
Long hold
21.4 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $0.87M vs ~$2.4M est. market (37% of comp)
At 37% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: trust
Roberts 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 50 / 100
35
7761 S Highland Ave Succession
Mid-City / West Adams 34 units Built 1971 Owner: Allied Investments Inc Entity: corp APN: 5033-019-032
Assessed Land $2.1M
Assessed Improvement $1.5M
Assessed Total $3.6M
Last Sale Jul 1996
Sale Price $9.2M
Years Held 29.9 yrs
Transfer Type quitclaim
50
Score
Why?
Signal breakdown
Long hold
29.9 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 $3.63M vs ~$9.0M est. market (40% of comp)
At 40% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
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
36
13360 Crenshaw Blvd Long Hold
Mid-City / West Adams 25 units Built 1966 Owner: Klein Trust Entity: trust APN: 4323-054-068
Assessed Land $1.9M
Assessed Improvement $1.2M
Assessed Total $3.2M
Last Sale Nov 2003
Sale Price $8.1M
Years Held 22.5 yrs
Transfer Type arms length
50
Score
Why?
Signal breakdown
Long hold
22.5 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $3.18M vs ~$6.6M 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
Klein 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 50 / 100
37
14489 W Jefferson Blvd Long Hold
Mid-City / West Adams 25 units Built 1945 Owner: Salazar 2014 Irrevocable Trust Entity: trust APN: 4325-084-081
Assessed Land $1.5M
Assessed Improvement $1.1M
Assessed Total $2.6M
Last Sale Mar 2001
Sale Price $6.4M
Years Held 25.2 yrs
Transfer Type arms length
50
Score
Why?
Signal breakdown
Long hold
25.2 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 $2.64M vs ~$6.6M 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
Salazar 2014 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 50 / 100
38
414 S Burnside Ave Long Hold
Mid-City / West Adams 33 units Built 1979 Owner: Aguilar 1995 Trust Entity: trust APN: 5031-033-067
Assessed Land $2.1M
Assessed Improvement $1.6M
Assessed Total $3.7M
Last Sale Dec 2005
Sale Price $9.2M
Years Held 20.4 yrs
Transfer Type arms length
50
Score
Why?
Signal breakdown
Long hold
20.4 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $3.68M vs ~$8.7M 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: trust
Aguilar 1995 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 50 / 100
39
4495 S Garth Ave Long Hold
Mid-City / West Adams 20 units Built 1961 Owner: Katz 2003 Trust Entity: trust APN: 4327-091-035
Assessed Land $1.2M
Assessed Improvement $1.2M
Assessed Total $2.4M
Last Sale Jun 2004
Sale Price $7.3M
Years Held 22.0 yrs
Transfer Type arms length
50
Score
Why?
Signal breakdown
Long hold
22 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 $2.40M vs ~$5.3M 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: trust
Katz 2003 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 50 / 100
40
17247 S Garth Ave Succession
Mid-City / West Adams 30 units Built 1985 Owner: Chen Family Trust Entity: trust APN: 5030-060-006
Assessed Land $2.5M
Assessed Improvement $1.7M
Assessed Total $4.2M
Last Sale Aug 2014
Sale Price $16.5M
Years Held 11.7 yrs
Transfer Type intra family
48
Score
Why?
Signal breakdown
Long hold
11.7 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+10
Prop 13 equity gap
Assessed $4.20M vs ~$8.0M est. market (53% of comp)
At 53% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: trust
Chen Family Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 48 / 100
41
1912 Robertson Blvd Succession
Mid-City / West Adams 14 units Built 1956 Owner: Roberts 2008 Living Trust Entity: trust APN: 4324-077-023
Assessed Land $838K
Assessed Improvement $605K
Assessed Total $1.4M
Last Sale Dec 2018
Sale Price $5.6M
Years Held 7.4 yrs
Transfer Type intra family
48
Score
Why?
Signal breakdown
Long hold
7.4 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 $1.44M vs ~$3.7M est. market (39% of comp)
At 39% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: trust
Roberts 2008 Living 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 48 / 100
42
13490 S Muirfield Rd Long Hold
Mid-City / West Adams 49 units Built 1951 Owner: Ramos 1997 Irrevocable Trust Entity: trust APN: 4324-072-068
Assessed Land $3.6M
Assessed Improvement $3.2M
Assessed Total $6.8M
Last Sale Feb 1995
Sale Price $15.9M
Years Held 31.2 yrs
Transfer Type foreclosure
48
Score
Why?
Signal breakdown
Long hold
31.2 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)
+25
Prop 13 equity gap
Assessed $6.78M vs ~$13.0M est. market (52% of comp)
At 52% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: trust
Ramos 1997 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 48 / 100
43
1391 S Cloverdale Ave Succession
Mid-City / West Adams 20 units Built 1940 Owner: Choi Bypass Trust Entity: trust APN: 5032-037-055
Assessed Land $1.0M
Assessed Improvement $826K
Assessed Total $1.8M
Last Sale May 2022
Sale Price $4.6M
Years Held 4.0 yrs
Transfer Type intra family
47
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $1.84M vs ~$5.3M est. market (35% of comp)
At 35% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: trust
Choi 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 47 / 100
44
8882 S Buckingham Rd Long Hold
Mid-City / West Adams 10 units Built 1945 Owner: East Land Co LLC Entity: llc APN: 5034-074-040
Assessed Land $680K
Assessed Improvement $561K
Assessed Total $1.2M
Last Sale Dec 1995
Sale Price $3.4M
Years Held 30.4 yrs
Transfer Type arms length
46
Score
Why?
Signal breakdown
Long hold
30.4 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 $1.24M vs ~$2.6M 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: llc
East 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 46 / 100
45
14831 S Bronson Ave Long Hold
Mid-City / West Adams 103 units Built 1941 Owner: Feldman 2003 Revocable Trust Entity: trust APN: 5031-096-024
Assessed Land $7.0M
Assessed Improvement $6.0M
Assessed Total $13.0M
Last Sale Jun 2011
Sale Price $23.8M
Years Held 15.0 yrs
Transfer Type arms length
46
Score
Why?
Signal breakdown
Long hold
15 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+18
Prop 13 equity gap
Assessed $13.03M vs ~$27.3M 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
Feldman 2003 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 46 / 100
46
17334 W Jefferson Blvd Long Hold
Mid-City / West Adams 20 units Built 1947 Owner: Prospect Land Co LLC Entity: llc APN: 4328-060-042
Assessed Land $1.3M
Assessed Improvement $921K
Assessed Total $2.2M
Last Sale Apr 1996
Sale Price $4.7M
Years Held 30.1 yrs
Transfer Type arms length
46
Score
Why?
Signal breakdown
Long hold
30.1 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+25
Prop 13 equity gap
Assessed $2.23M vs ~$5.3M 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 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 46 / 100
47
10454 S Burnside Ave Long Hold
Mid-City / West Adams 37 units Built 1981 Owner: Dominguez 2012 Bypass Trust Entity: trust APN: 4323-050-040
Assessed Land $2.3M
Assessed Improvement $2.2M
Assessed Total $4.5M
Last Sale Jun 2010
Sale Price $9.6M
Years Held 16.0 yrs
Transfer Type arms length
46
Score
Why?
Signal breakdown
Long hold
16 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 $4.53M vs ~$9.8M 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
Dominguez 2012 Bypass 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 46 / 100
48
10715 S Orange Dr Long Hold
Mid-City / West Adams 8 units Built 1965 Owner: Capital Ventures LLC Entity: llc APN: 4325-062-008
Assessed Land $492K
Assessed Improvement $322K
Assessed Total $814K
Last Sale Nov 1990
Sale Price $1.7M
Years Held 35.5 yrs
Transfer Type arms length
46
Score
Why?
Signal breakdown
Long hold
35.5 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 $0.81M vs ~$2.1M est. market (38% of comp)
At 38% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Capital Ventures 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 46 / 100
49
7392 Fairfax Ave Long Hold
Mid-City / West Adams 11 units Built 1966 Owner: Harris 1992 Bypass Trust Entity: trust APN: 5035-026-087
Assessed Land $780K
Assessed Improvement $584K
Assessed Total $1.4M
Last Sale Apr 2007
Sale Price $5.1M
Years Held 19.1 yrs
Transfer Type arms length
46
Score
Why?
Signal breakdown
Long hold
19.1 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)
+18
Prop 13 equity gap
Assessed $1.36M vs ~$2.9M est. market (47% of comp)
At 47% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: trust
Harris 1992 Bypass 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 46 / 100
50
4944 S Orange Dr Long Hold
Mid-City / West Adams 16 units Built 1982 Owner: West Partners LLC Entity: llc APN: 5031-018-045
Assessed Land $1.1M
Assessed Improvement $889K
Assessed Total $2.0M
Last Sale Nov 1995
Sale Price $3.3M
Years Held 30.5 yrs
Transfer Type arms length
46
Score
Why?
Signal breakdown
Long hold
30.5 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 $1.95M vs ~$4.2M est. market (46% of comp)
At 46% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
West Partners 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 46 / 100
51
7802 W Exposition Blvd Long Hold
Mid-City / West Adams 35 units Built 1960 Owner: Beverly Properties LLC Entity: llc APN: 4326-067-079
Assessed Land $2.0M
Assessed Improvement $1.8M
Assessed Total $3.8M
Last Sale Sep 1990
Sale Price $7.3M
Years Held 35.7 yrs
Transfer Type foreclosure
46
Score
Why?
Signal breakdown
Long hold
35.7 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)
+25
Prop 13 equity gap
Assessed $3.83M vs ~$9.3M 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
Beverly Properties 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 46 / 100
52
17259 La Cienega Blvd Long Hold
Mid-City / West Adams 10 units Built 1941 Owner: Scott Revocable Trust Entity: trust APN: 4328-022-070
Assessed Land $781K
Assessed Improvement $654K
Assessed Total $1.4M
Last Sale Jan 2003
Sale Price $5.1M
Years Held 23.4 yrs
Transfer Type arms length
45
Score
Why?
Signal breakdown
Long hold
23.4 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $1.44M vs ~$2.6M 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: trust
Scott 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 45 / 100
53
1824 S Redondo Blvd Long Hold
Mid-City / West Adams 10 units Built 1957 Owner: Bernard & Clara Adler Entity: individual APN: 5034-015-022
Assessed Land $630K
Assessed Improvement $500K
Assessed Total $1.1M
Last Sale Mar 2000
Sale Price $640K
Years Held 26.2 yrs
Transfer Type arms length
45
Score
Why?
Signal breakdown
Long hold
26.2 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 $1.13M vs ~$2.6M 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
Bernard & Clara Adler
Individual owner with long hold — estate succession risk elevated
📂 LA County Assessor — owner-of-record (assessment roll)
+10
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
54
3390 S Mullen Ave Long Hold
Mid-City / West Adams 10 units Built 1952 Owner: Garcia Family Trust Entity: trust APN: 5034-051-079
Assessed Land $819K
Assessed Improvement $561K
Assessed Total $1.4M
Last Sale Mar 2005
Sale Price $5.0M
Years Held 21.2 yrs
Transfer Type arms length
45
Score
Why?
Signal breakdown
Long hold
21.2 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 $1.38M vs ~$2.6M est. market (52% of comp)
At 52% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: trust
Garcia 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 45 / 100
55
2524 S Orange Dr Long Hold
Mid-City / West Adams 19 units Built 1980 Owner: Helen & Jennifer Nelson Entity: individual APN: 5033-098-071
Assessed Land $1.3M
Assessed Improvement $1.2M
Assessed Total $2.5M
Last Sale Jun 1999
Sale Price $5.8M
Years Held 26.9 yrs
Transfer Type arms length
45
Score
Why?
Signal breakdown
Long hold
26.9 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 $2.49M vs ~$5.0M 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: individual
Helen & Jennifer Nelson
Individual owner with long hold — estate succession risk elevated
📂 LA County Assessor — owner-of-record (assessment roll)
+10
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
56
4757 S Van Ness Ave Long Hold
Mid-City / West Adams 30 units Built 1976 Owner: Michael & Roberto Hall Entity: individual APN: 5032-092-032
Assessed Land $1.8M
Assessed Improvement $1.4M
Assessed Total $3.2M
Last Sale Jun 1997
Sale Price $11.8M
Years Held 28.9 yrs
Transfer Type arms length
45
Score
Why?
Signal breakdown
Long hold
28.9 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 $3.19M vs ~$8.0M est. market (40% of comp)
At 40% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Michael & Roberto Hall
Individual owner with long hold — estate succession risk elevated
📂 LA County Assessor — owner-of-record (assessment roll)
+10
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
57
4524 S Bronson Ave Long Hold
Mid-City / West Adams 16 units Built 1951 Owner: Victor N. Thompson Entity: individual APN: 5031-022-098
Assessed Land $1.1M
Assessed Improvement $1.0M
Assessed Total $2.1M
Last Sale Jul 2003
Sale Price $7.2M
Years Held 22.9 yrs
Transfer Type arms length
45
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 $2.10M vs ~$4.2M 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: individual
Victor N. Thompson
Individual owner with long hold — estate succession risk elevated
📂 LA County Assessor — owner-of-record (assessment roll)
+10
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
58
18635 S Tremaine Ave Long Hold
Mid-City / West Adams 16 units Built 1963 Owner: Clara L. Suzuki Entity: individual APN: 4323-078-001
Assessed Land $957K
Assessed Improvement $672K
Assessed Total $1.6M
Last Sale Dec 2001
Sale Price $6.4M
Years Held 24.5 yrs
Transfer Type arms length
45
Score
Why?
Signal breakdown
Long hold
24.5 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $1.63M vs ~$4.2M est. market (38% of comp)
At 38% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Clara L. Suzuki
Individual owner with long hold — estate succession risk elevated
📂 LA County Assessor — owner-of-record (assessment roll)
+10
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
59
18792 S La Brea Ave Long Hold
Mid-City / West Adams 14 units Built 1949 Owner: Golden Housing LLC Entity: llc APN: 4328-057-030
Assessed Land $772K
Assessed Improvement $788K
Assessed Total $1.6M
Last Sale Feb 1999
Sale Price $3.2M
Years Held 27.3 yrs
Transfer Type arms length
43
Score
Why?
Signal breakdown
Long hold
27.3 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $1.56M vs ~$3.7M 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
Golden 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 43 / 100
60
16513 Obama Blvd Succession
Mid-City / West Adams 12 units Built 1974 Owner: John & Bruce Walker Entity: individual APN: 4328-030-075
Assessed Land $665K
Assessed Improvement $521K
Assessed Total $1.2M
Last Sale Jan 2015
Sale Price $2.5M
Years Held 11.4 yrs
Transfer Type intra family
43
Score
Why?
Signal breakdown
Long hold
11.4 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+10
Prop 13 equity gap
Assessed $1.19M vs ~$3.2M est. market (37% of comp)
At 37% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
John & Bruce Walker
Individual owner; lower succession signal without long hold
📂 LA County Assessor — owner-of-record (assessment roll)
+5
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 43 / 100
61
16590 W Washington Blvd Long Hold
Mid-City / West Adams 47 units Built 1970 Owner: Compton Land Co LLC Entity: llc APN: 4323-078-062
Assessed Land $3.5M
Assessed Improvement $2.4M
Assessed Total $5.9M
Last Sale Jul 2003
Sale Price $11.8M
Years Held 22.8 yrs
Transfer Type arms length
43
Score
Why?
Signal breakdown
Long hold
22.8 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 $5.89M vs ~$12.5M 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: llc
Compton 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 43 / 100
62
251 S Buckingham Rd Long Hold
Mid-City / West Adams 11 units Built 1951 Owner: Sunset Housing LLC Entity: llc APN: 5034-054-032
Assessed Land $841K
Assessed Improvement $612K
Assessed Total $1.5M
Last Sale Nov 1997
Sale Price $4.0M
Years Held 28.5 yrs
Transfer Type arms length
43
Score
Why?
Signal breakdown
Long hold
28.5 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $1.45M vs ~$2.9M 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
Sunset 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 43 / 100
63
1438 S La Brea Ave Long Hold
Mid-City / West Adams 20 units Built 1967 Owner: La Brea Assets LLC Entity: llc APN: 5035-016-031
Assessed Land $1.2M
Assessed Improvement $960K
Assessed Total $2.2M
Last Sale Aug 2004
Sale Price $2.8M
Years Held 21.7 yrs
Transfer Type arms length
43
Score
Why?
Signal breakdown
Long hold
21.7 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 $2.16M vs ~$5.3M 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
La Brea Assets 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 43 / 100
64
18195 Venice Blvd Long Hold
Mid-City / West Adams 34 units Built 1969 Owner: Andrew & Raymond Romero Entity: individual APN: 5032-079-035
Assessed Land $3.1M
Assessed Improvement $2.1M
Assessed Total $5.2M
Last Sale Nov 1990
Sale Price $8.8M
Years Held 35.5 yrs
Transfer Type arms length
43
Score
Why?
Signal breakdown
Long hold
35.5 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 $5.19M vs ~$9.0M 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: individual
Andrew & Raymond Romero
Individual owner with long hold — estate succession risk elevated
📂 LA County Assessor — owner-of-record (assessment roll)
+10
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 43 / 100
65
5987 S Cloverdale Ave Long Hold
Mid-City / West Adams 19 units Built 1964 Owner: Royal Management LLC Entity: llc APN: 4323-054-058
Assessed Land $1.2M
Assessed Improvement $869K
Assessed Total $2.0M
Last Sale Jul 2000
Sale Price $6.9M
Years Held 25.8 yrs
Transfer Type arms length
43
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 $2.04M vs ~$5.0M 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
Royal 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 43 / 100
66
3004 Obama Blvd Long Hold
Mid-City / West Adams 18 units Built 1965 Owner: West Adams Rentals LLC Entity: llc APN: 5034-037-013
Assessed Land $1.1M
Assessed Improvement $860K
Assessed Total $1.9M
Last Sale Jan 2006
Sale Price $2.2M
Years Held 20.3 yrs
Transfer Type arms length
43
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 $1.94M vs ~$4.8M 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
West Adams Rentals 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 43 / 100
67
1744 S Mansfield Ave Long Hold
Mid-City / West Adams 9 units Built 1958 Owner: Mansfield Properties LLC Entity: llc APN: 5033-031-024
Assessed Land $560K
Assessed Improvement $440K
Assessed Total $1.0M
Last Sale May 2001
Sale Price $710K
Years Held 25.0 yrs
Transfer Type arms length
43
Score
Why?
Signal breakdown
Long hold
25 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $1.00M vs ~$2.4M 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
Mansfield Properties 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 43 / 100
68
11394 S Victoria Ave Succession
Mid-City / West Adams 6 units Built 1970 Owner: Fernando & Charles Adams Entity: individual APN: 4324-017-058
Assessed Land $391K
Assessed Improvement $340K
Assessed Total $731K
Last Sale May 2014
Sale Price $2.6M
Years Held 12.0 yrs
Transfer Type quitclaim
43
Score
Why?
Signal breakdown
Long hold
12 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+10
Prop 13 equity gap
Assessed $0.73M vs ~$1.6M 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: individual
Fernando & Charles Adams
Individual owner; lower succession signal without long hold
📂 LA County Assessor — owner-of-record (assessment roll)
+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 43 / 100
69
4212 Degnan Blvd Long Hold
Mid-City / West Adams 16 units Built 1964 Owner: Degnan Ave LLC Entity: llc APN: 5033-024-036
Assessed Land $960K
Assessed Improvement $760K
Assessed Total $1.7M
Last Sale Jun 2003
Sale Price $1.5M
Years Held 22.9 yrs
Transfer Type arms length
43
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 $1.72M vs ~$4.2M est. market (41% of comp)
At 41% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Degnan Ave 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 43 / 100
70
15377 S Genesee Ave Long Hold
Mid-City / West Adams 18 units Built 1956 Owner: West Realty LLC Entity: llc APN: 4324-025-076
Assessed Land $969K
Assessed Improvement $704K
Assessed Total $1.7M
Last Sale Mar 2005
Sale Price $5.6M
Years Held 21.2 yrs
Transfer Type arms length
43
Score
Why?
Signal breakdown
Long hold
21.2 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 $1.67M vs ~$4.8M est. market (35% of comp)
At 35% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
West Realty 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 43 / 100
71
3112 S Dunsmuir Ave Long Hold
Mid-City / West Adams 15 units Built 1963 Owner: Dunsmuir Ventures LLC Entity: llc APN: 5035-025-018
Assessed Land $900K
Assessed Improvement $720K
Assessed Total $1.6M
Last Sale Oct 2002
Sale Price $1.1M
Years Held 23.6 yrs
Transfer Type arms length
43
Score
Why?
Signal breakdown
Long hold
23.6 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 $1.62M vs ~$4.0M 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
Dunsmuir Ventures 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 43 / 100
72
14719 S Plymouth Blvd Long Hold
Mid-City / West Adams 12 units Built 1942 Owner: Capital Rentals LLC Entity: llc APN: 4328-016-052
Assessed Land $869K
Assessed Improvement $673K
Assessed Total $1.5M
Last Sale Oct 2000
Sale Price $3.5M
Years Held 25.6 yrs
Transfer Type arms length
43
Score
Why?
Signal breakdown
Long hold
25.6 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $1.54M vs ~$3.2M est. market (48% of comp)
At 48% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Capital Rentals 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 43 / 100
73
3078 Hauser Blvd Long Hold
Mid-City / West Adams 44 units Built 1958 Owner: Urban Associates LLC Entity: llc APN: 5033-022-015
Assessed Land $2.6M
Assessed Improvement $2.5M
Assessed Total $5.1M
Last Sale Aug 2001
Sale Price $11.7M
Years Held 24.8 yrs
Transfer Type arms length
43
Score
Why?
Signal breakdown
Long hold
24.8 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 $5.09M vs ~$11.7M 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
Urban Associates 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 43 / 100
74
9541 S Van Ness Ave Long Hold
Mid-City / West Adams 28 units Built 1947 Owner: Meridian Portfolio LLC Entity: llc APN: 5031-088-023
Assessed Land $2.1M
Assessed Improvement $1.4M
Assessed Total $3.5M
Last Sale Feb 2005
Sale Price $11.2M
Years Held 21.3 yrs
Transfer Type arms length
43
Score
Why?
Signal breakdown
Long hold
21.3 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $3.54M vs ~$7.4M est. market (48% of comp)
At 48% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Meridian 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 43 / 100
75
14752 Wellington Rd Long Hold
Mid-City / West Adams 13 units Built 1972 Owner: Raymond & Joseph Yamamoto Entity: individual APN: 5030-092-031
Assessed Land $909K
Assessed Improvement $897K
Assessed Total $1.8M
Last Sale Mar 1993
Sale Price $6.2M
Years Held 33.2 yrs
Transfer Type arms length
43
Score
Why?
Signal breakdown
Long hold
33.2 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)
+25
Prop 13 equity gap
Assessed $1.81M vs ~$3.4M est. market (52% of comp)
At 52% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: individual
Raymond & Joseph Yamamoto
Individual owner with long hold — estate succession risk elevated
📂 LA County Assessor — owner-of-record (assessment roll)
+10
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 43 / 100
76
12278 S Sycamore Ave Long Hold
Mid-City / West Adams 50 units Built 1966 Owner: Hernandez 2003 Bypass Trust Entity: trust APN: 5031-092-071
Assessed Land $4.5M
Assessed Improvement $4.2M
Assessed Total $8.7M
Last Sale Feb 2006
Sale Price $14.9M
Years Held 20.3 yrs
Transfer Type arms length
42
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 $8.68M vs ~$13.3M est. market (66% of comp)
At 66% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+5
Owner entity: trust
Hernandez 2003 Bypass 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 42 / 100
77
2972 Crenshaw Blvd Long Hold
Mid-City / West Adams 10 units Built 1957 Owner: Associated Apartments Corporation Entity: corp APN: 5031-025-096
Assessed Land $500K
Assessed Improvement $304K
Assessed Total $804K
Last Sale Sep 1995
Sale Price $2.7M
Years Held 30.7 yrs
Transfer Type arms length
42
Score
Why?
Signal breakdown
Long hold
30.7 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)
+25
Prop 13 equity gap
Assessed $0.80M vs ~$2.6M est. market (30% of comp)
At 30% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 42 / 100
78
8410 S Rossmore Ave Long Hold
Mid-City / West Adams 26 units Built 1958 Owner: Munoz Irrevocable Trust Entity: trust APN: 5034-002-007
Assessed Land $2.0M
Assessed Improvement $2.1M
Assessed Total $4.1M
Last Sale Jul 2008
Sale Price $13.8M
Years Held 17.8 yrs
Transfer Type arms length
41
Score
Why?
Signal breakdown
Long hold
17.8 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 $4.09M vs ~$6.9M 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
Munoz 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 41 / 100
79
10122 S Norton Ave Long Hold
Mid-City / West Adams 15 units Built 1962 Owner: Medina Bypass Trust Entity: trust APN: 5034-004-006
Assessed Land $1.3M
Assessed Improvement $902K
Assessed Total $2.2M
Last Sale Jun 2010
Sale Price $8.4M
Years Held 15.9 yrs
Transfer Type arms length
41
Score
Why?
Signal breakdown
Long hold
15.9 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 $2.19M vs ~$4.0M 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: trust
Medina Bypass 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 41 / 100
80
18722 S Genesee Ave Long Hold
Mid-City / West Adams 8 units Built 1973 Owner: Perez Trust Entity: trust APN: 4323-060-036
Assessed Land $568K
Assessed Improvement $581K
Assessed Total $1.1M
Last Sale Jan 2007
Sale Price $4.1M
Years Held 19.4 yrs
Transfer Type arms length
41
Score
Why?
Signal breakdown
Long hold
19.4 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+18
Prop 13 equity gap
Assessed $1.15M vs ~$2.1M 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: trust
Perez 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 41 / 100
81
2074 S McCadden Pl Succession
Mid-City / West Adams 12 units Built 1971 Owner: American Apartments Realty Corp Entity: corp APN: 4325-006-050
Assessed Land $1.1M
Assessed Improvement $656K
Assessed Total $1.7M
Last Sale Feb 2010
Sale Price $3.1M
Years Held 16.3 yrs
Transfer Type intra family
41
Score
Why?
Signal breakdown
Long hold
16.3 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+18
Prop 13 equity gap
Assessed $1.71M vs ~$3.2M 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
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
82
4910 S Gramercy Pl Long Hold
Mid-City / West Adams 26 units Built 1975 Owner: Vermont Partners LLC Entity: llc APN: 4325-021-035
Assessed Land $1.8M
Assessed Improvement $1.7M
Assessed Total $3.6M
Last Sale Jun 1994
Sale Price $12.9M
Years Held 32.0 yrs
Transfer Type foreclosure
41
Score
Why?
Signal breakdown
Long hold
32 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+25
Prop 13 equity gap
Assessed $3.57M vs ~$6.9M est. market (52% of comp)
At 52% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: llc
Vermont Partners 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 41 / 100
83
3132 S Van Ness Ave Succession
Mid-City / West Adams 22 units Built 1963 Owner: Allied Realty Realty Corp Entity: corp APN: 5035-071-058
Assessed Land $1.6M
Assessed Improvement $1.5M
Assessed Total $3.1M
Last Sale Aug 2008
Sale Price $11.3M
Years Held 17.8 yrs
Transfer Type quitclaim
41
Score
Why?
Signal breakdown
Long hold
17.8 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 $3.08M vs ~$5.8M 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
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
84
15446 Wellington Rd Succession
Mid-City / West Adams 21 units Built 1956 Owner: Victory Ventures LLC Entity: llc APN: 4327-057-067
Assessed Land $2.0M
Assessed Improvement $1.5M
Assessed Total $3.5M
Last Sale Sep 2015
Sale Price $7.3M
Years Held 10.7 yrs
Transfer Type intra family
41
Score
Why?
Signal breakdown
Long hold
10.7 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+10
Prop 13 equity gap
Assessed $3.50M vs ~$5.6M 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
Victory Ventures LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 41 / 100
85
2865 S Garth Ave Long Hold
Mid-City / West Adams 18 units Built 1965 Owner: Thomas & Paul Dominguez Entity: individual APN: 4327-051-014
Assessed Land $1.7M
Assessed Improvement $1.4M
Assessed Total $3.0M
Last Sale Mar 2003
Sale Price $10.0M
Years Held 23.2 yrs
Transfer Type arms length
40
Score
Why?
Signal breakdown
Long hold
23.2 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 $3.03M vs ~$4.8M 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
Thomas & Paul Dominguez
Individual owner with long hold — estate succession risk elevated
📂 LA County Assessor — owner-of-record (assessment roll)
+10
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 40 / 100
86
1557 S Cochran Ave Long Hold
Mid-City / West Adams 17 units Built 1941 Owner: Fernando & William Goldberg Entity: individual APN: 4323-073-080
Assessed Land $1.4M
Assessed Improvement $1.3M
Assessed Total $2.7M
Last Sale Nov 1999
Sale Price $6.6M
Years Held 26.5 yrs
Transfer Type arms length
40
Score
Why?
Signal breakdown
Long hold
26.5 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $2.66M vs ~$4.5M 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: individual
Fernando & William Goldberg
Individual owner with long hold — estate succession risk elevated
📂 LA County Assessor — owner-of-record (assessment roll)
+10
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 40 / 100
87
17160 S La Brea Ave Long Hold
Mid-City / West Adams 13 units Built 1974 Owner: Elizabeth & Richard Ramirez Entity: individual APN: 5036-071-064
Assessed Land $1.1M
Assessed Improvement $1.0M
Assessed Total $2.2M
Last Sale Dec 1997
Sale Price $7.1M
Years Held 28.5 yrs
Transfer Type arms length
40
Score
Why?
Signal breakdown
Long hold
28.5 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $2.16M vs ~$3.4M 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: individual
Elizabeth & Richard Ramirez
Individual owner with long hold — estate succession risk elevated
📂 LA County Assessor — owner-of-record (assessment roll)
+10
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 40 / 100
88
9470 W Pico Blvd Long Hold
Mid-City / West Adams 22 units Built 1956 Owner: Victory Realty LLC Entity: llc APN: 5030-001-095
Assessed Land $1.3M
Assessed Improvement $817K
Assessed Total $2.1M
Last Sale Jun 2007
Sale Price $5.6M
Years Held 18.9 yrs
Transfer Type arms length
39
Score
Why?
Signal breakdown
Long hold
18.9 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 $2.09M vs ~$5.8M 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
Victory Realty 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 39 / 100
89
3965 S Burnside Ave Long Hold
Mid-City / West Adams 10 units Built 1950 Owner: Silver Investments LLC Entity: llc APN: 5032-086-091
Assessed Land $501K
Assessed Improvement $518K
Assessed Total $1.0M
Last Sale Nov 2008
Sale Price $2.7M
Years Held 17.5 yrs
Transfer Type arms length
39
Score
Why?
Signal breakdown
Long hold
17.5 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)
+18
Prop 13 equity gap
Assessed $1.02M vs ~$2.6M est. market (38% of comp)
At 38% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Silver Investments 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 39 / 100
90
11452 W Jefferson Blvd Long Hold
Mid-City / West Adams 23 units Built 1973 Owner: Northwood Apartments LLC Entity: llc APN: 4327-010-063
Assessed Land $1.5M
Assessed Improvement $1.1M
Assessed Total $2.6M
Last Sale Nov 2009
Sale Price $9.0M
Years Held 16.5 yrs
Transfer Type arms length
39
Score
Why?
Signal breakdown
Long hold
16.5 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)
+18
Prop 13 equity gap
Assessed $2.57M vs ~$6.1M est. market (42% of comp)
At 42% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Northwood Apartments 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 39 / 100
91
14732 Wellington Rd Long Hold
Mid-City / West Adams 13 units Built 1973 Owner: Summit Holdings LLC Entity: llc APN: 5035-059-063
Assessed Land $696K
Assessed Improvement $648K
Assessed Total $1.3M
Last Sale Nov 2006
Sale Price $3.6M
Years Held 19.5 yrs
Transfer Type arms length
39
Score
Why?
Signal breakdown
Long hold
19.5 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)
+18
Prop 13 equity gap
Assessed $1.34M vs ~$3.4M est. market (39% of comp)
At 39% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Summit 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 39 / 100
92
18203 S Arden Blvd Long Hold
Mid-City / West Adams 16 units Built 1951 Owner: Victory Portfolio LLC Entity: llc APN: 5031-037-074
Assessed Land $902K
Assessed Improvement $598K
Assessed Total $1.5M
Last Sale Feb 2008
Sale Price $4.0M
Years Held 18.3 yrs
Transfer Type arms length
39
Score
Why?
Signal breakdown
Long hold
18.3 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+18
Prop 13 equity gap
Assessed $1.50M vs ~$4.2M 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: llc
Victory 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 39 / 100
93
5312 Wellington Rd Succession
Mid-City / West Adams 34 units Built 1945 Owner: Susan L. Stern Entity: individual APN: 5036-084-028
Assessed Land $2.1M
Assessed Improvement $1.8M
Assessed Total $3.9M
Last Sale Jul 2018
Sale Price $8.6M
Years Held 7.9 yrs
Transfer Type quitclaim
38
Score
Why?
Signal breakdown
Long hold
7.9 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+5
Prop 13 equity gap
Assessed $3.86M vs ~$9.0M 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
Susan L. Stern
Individual owner; lower succession signal without long hold
📂 LA County Assessor — owner-of-record (assessment roll)
+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 38 / 100
94
16542 S Cloverdale Ave Long Hold
Mid-City / West Adams 18 units Built 1978 Owner: Slauson Group LLC Entity: llc APN: 4326-007-048
Assessed Land $1.6M
Assessed Improvement $1.6M
Assessed Total $3.1M
Last Sale Jan 1992
Sale Price $12.0M
Years Held 34.3 yrs
Transfer Type arms length
38
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 $3.11M 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)
+5
Owner entity: llc
Slauson 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 38 / 100
95
16211 S Wilton Pl Long Hold
Mid-City / West Adams 17 units Built 1948 Owner: King Bypass Trust Entity: trust APN: 5036-025-020
Assessed Land $1.0M
Assessed Improvement $934K
Assessed Total $2.0M
Last Sale Jun 2015
Sale Price $7.1M
Years Held 10.9 yrs
Transfer Type arms length
38
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 $1.97M vs ~$4.5M 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: trust
King Bypass 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 38 / 100
96
2142 S Redondo Blvd Long Hold
Mid-City / West Adams 134 units Built 1948 Owner: Continental Residential Inc Entity: corp APN: 5036-031-038
Assessed Land $8.4M
Assessed Improvement $8.3M
Assessed Total $16.7M
Last Sale Oct 1990
Sale Price $25.7M
Years Held 35.6 yrs
Transfer Type arms length
38
Score
Why?
Signal breakdown
Long hold
35.6 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)
+25
Prop 13 equity gap
Assessed $16.72M vs ~$35.5M 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
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
97
11019 S Cloverdale Ave Long Hold
Mid-City / West Adams 22 units Built 1967 Owner: Hollywood Associates LLC Entity: llc APN: 4326-068-030
Assessed Land $1.8M
Assessed Improvement $1.5M
Assessed Total $3.4M
Last Sale Jan 1999
Sale Price $7.9M
Years Held 27.3 yrs
Transfer Type arms length
38
Score
Why?
Signal breakdown
Long hold
27.3 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 $3.38M vs ~$5.8M 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
Hollywood Associates 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 38 / 100
98
3795 S Rossmore Ave Succession
Mid-City / West Adams 8 units Built 1953 Owner: Marie & Eduardo Choi Entity: individual APN: 4324-050-072
Assessed Land $535K
Assessed Improvement $423K
Assessed Total $958K
Last Sale Feb 2021
Sale Price $2.5M
Years Held 5.2 yrs
Transfer Type intra family
38
Score
Why?
Signal breakdown
Long hold
5.2 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)
+5
Prop 13 equity gap
Assessed $0.96M vs ~$2.1M 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
Marie & Eduardo Choi
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
99
11225 S Mansfield Ave Long Hold
Mid-City / West Adams 15 units Built 1968 Owner: Nakamura Irrevocable Trust Entity: trust APN: 5030-031-094
Assessed Land $894K
Assessed Improvement $582K
Assessed Total $1.5M
Last Sale May 2012
Sale Price $4.3M
Years Held 14.0 yrs
Transfer Type arms length
38
Score
Why?
Signal breakdown
Long hold
14 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+10
Prop 13 equity gap
Assessed $1.48M vs ~$4.0M est. market (37% of comp)
At 37% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: trust
Nakamura 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 38 / 100
100
2545 Hauser Blvd Long Hold
Mid-City / West Adams 16 units Built 1978 Owner: Capital Management Corp Entity: corp APN: 4325-073-030
Assessed Land $1.0M
Assessed Improvement $1.0M
Assessed Total $2.0M
Last Sale Apr 1993
Sale Price $3.6M
Years Held 33.1 yrs
Transfer Type arms length
38
Score
Why?
Signal breakdown
Long hold
33.1 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+25
Prop 13 equity gap
Assessed $2.05M vs ~$4.2M 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
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
101
16156 Wellington Rd Long Hold
Mid-City / West Adams 19 units Built 1966 Owner: Heritage Residential Company Entity: corp APN: 4328-063-003
Assessed Land $1.2M
Assessed Improvement $1.1M
Assessed Total $2.3M
Last Sale Aug 1994
Sale Price $7.0M
Years Held 31.8 yrs
Transfer Type arms length
38
Score
Why?
Signal breakdown
Long hold
31.8 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 $2.26M vs ~$5.0M est. market (45% of comp)
At 45% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
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
102
6905 S Sycamore Ave Long Hold
Mid-City / West Adams 10 units Built 1981 Owner: Yamamoto 2003 Revocable Trust Entity: trust APN: 5036-057-068
Assessed Land $512K
Assessed Improvement $454K
Assessed Total $966K
Last Sale Apr 2016
Sale Price $3.2M
Years Held 10.1 yrs
Transfer Type arms length
38
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 $0.97M vs ~$2.6M 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: trust
Yamamoto 2003 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 38 / 100
103
1843 W Exposition Blvd Succession
Mid-City / West Adams 12 units Built 1946 Owner: United Apartments Inc Entity: corp APN: 5031-068-082
Assessed Land $904K
Assessed Improvement $670K
Assessed Total $1.6M
Last Sale Jul 2014
Sale Price $3.9M
Years Held 11.8 yrs
Transfer Type quitclaim
38
Score
Why?
Signal breakdown
Long hold
11.8 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)
+10
Prop 13 equity gap
Assessed $1.57M vs ~$3.2M est. market (49% of comp)
At 49% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Quitclaim deed
Quitclaim deed
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 38 / 100
104
9194 Fairfax Ave Succession
Mid-City / West Adams 27 units Built 1968 Owner: Marie & Alberto Munoz Entity: individual APN: 4328-040-021
Assessed Land $2.1M
Assessed Improvement $1.6M
Assessed Total $3.7M
Last Sale Jun 2013
Sale Price $9.9M
Years Held 12.9 yrs
Transfer Type quitclaim
38
Score
Why?
Signal breakdown
Long hold
12.9 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 $3.69M vs ~$7.2M est. market (52% of comp)
At 52% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: individual
Marie & Alberto Munoz
Individual owner; lower succession signal without long hold
📂 LA County Assessor — owner-of-record (assessment roll)
+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 38 / 100
105
15166 S Van Ness Ave Succession
Mid-City / West Adams 19 units Built 1979 Owner: Luis C. Ito Entity: individual APN: 4325-016-055
Assessed Land $1.2M
Assessed Improvement $1.1M
Assessed Total $2.3M
Last Sale Jul 2017
Sale Price $9.0M
Years Held 8.9 yrs
Transfer Type intra family
38
Score
Why?
Signal breakdown
Long hold
8.9 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+5
Prop 13 equity gap
Assessed $2.31M vs ~$5.0M 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: individual
Luis C. Ito
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
106
6164 S La Brea Ave Long Hold
Mid-City / West Adams 12 units Built 1948 Owner: Sunset Ventures LLC Entity: llc APN: 5036-045-058
Assessed Land $904K
Assessed Improvement $939K
Assessed Total $1.8M
Last Sale Feb 2000
Sale Price $3.5M
Years Held 26.3 yrs
Transfer Type arms length
38
Score
Why?
Signal breakdown
Long hold
26.3 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $1.84M vs ~$3.2M 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
Sunset Ventures 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 38 / 100
107
2320 S Garth Ave Long Hold
Mid-City / West Adams 106 units Built 1982 Owner: Romero Trust Entity: trust APN: 4326-098-081
Assessed Land $6.9M
Assessed Improvement $5.6M
Assessed Total $12.5M
Last Sale Aug 2014
Sale Price $45.7M
Years Held 11.8 yrs
Transfer Type arms length
38
Score
Why?
Signal breakdown
Long hold
11.8 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)
+10
Prop 13 equity gap
Assessed $12.48M vs ~$28.1M 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: trust
Romero 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 38 / 100
108
17090 S Corning St Long Hold
Mid-City / West Adams 24 units Built 1967 Owner: Bernard & Kenneth Martin Entity: individual APN: 4323-039-002
Assessed Land $2.3M
Assessed Improvement $2.4M
Assessed Total $4.7M
Last Sale Oct 1998
Sale Price $17.0M
Years Held 27.6 yrs
Transfer Type arms length
37
Score
Why?
Signal breakdown
Long hold
27.6 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 $4.67M vs ~$6.4M 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: individual
Bernard & Kenneth Martin
Individual owner with long hold — estate succession risk elevated
📂 LA County Assessor — owner-of-record (assessment roll)
+10
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 37 / 100
109
4170 S Catalina St Long Hold
Mid-City / West Adams 33 units Built 1985 Owner: Ruth & Eduardo Yamamoto Entity: individual APN: 4324-059-027
Assessed Land $2.5M
Assessed Improvement $2.4M
Assessed Total $4.9M
Last Sale Nov 2006
Sale Price $10.2M
Years Held 19.5 yrs
Transfer Type arms length
36
Score
Why?
Signal breakdown
Long hold
19.5 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)
+18
Prop 13 equity gap
Assessed $4.90M vs ~$8.7M 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
Ruth & Eduardo Yamamoto
Individual owner with long hold — estate succession risk elevated
📂 LA County Assessor — owner-of-record (assessment roll)
+10
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 36 / 100
110
5909 La Cienega Blvd Long Hold
Mid-City / West Adams 11 units Built 1971 Owner: Donald & Timothy Adams Entity: individual APN: 4327-024-047
Assessed Land $1.0M
Assessed Improvement $698K
Assessed Total $1.7M
Last Sale Sep 2008
Sale Price $3.2M
Years Held 17.7 yrs
Transfer Type arms length
36
Score
Why?
Signal breakdown
Long hold
17.7 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+18
Prop 13 equity gap
Assessed $1.71M vs ~$2.9M 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: individual
Donald & Timothy Adams
Individual owner with long hold — estate succession risk elevated
📂 LA County Assessor — owner-of-record (assessment roll)
+10
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 36 / 100
111
5969 S Corning St Long Hold
Mid-City / West Adams 5 units Built 1942 Owner: Lincoln Real Estate LLC Entity: llc APN: 4326-034-028
Assessed Land $248K
Assessed Improvement $190K
Assessed Total $438K
Last Sale May 2014
Sale Price $930K
Years Held 12.0 yrs
Transfer Type arms length
35
Score
Why?
Signal breakdown
Long hold
12 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+10
Prop 13 equity gap
Assessed $0.44M vs ~$1.3M est. market (33% of comp)
At 33% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: llc
Lincoln 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 35 / 100
112
175 S Genesee Ave Long Hold
Mid-City / West Adams 25 units Built 1965 Owner: Premier Residential Corp Entity: corp APN: 5030-041-031
Assessed Land $1.7M
Assessed Improvement $1.3M
Assessed Total $3.0M
Last Sale Apr 2000
Sale Price $6.8M
Years Held 26.1 yrs
Transfer Type arms length
35
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 $3.01M vs ~$6.6M 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
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 35 / 100
113
6381 S Corning St Long Hold
Mid-City / West Adams 13 units Built 1974 Owner: Valley Apartments Realty Corp Entity: corp APN: 4327-036-047
Assessed Land $934K
Assessed Improvement $679K
Assessed Total $1.6M
Last Sale Mar 1999
Sale Price $4.4M
Years Held 27.2 yrs
Transfer Type arms length
35
Score
Why?
Signal breakdown
Long hold
27.2 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 $1.61M vs ~$3.4M 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
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 35 / 100
114
7831 La Cienega Blvd Long Hold
Mid-City / West Adams 15 units Built 1973 Owner: East Realty LLC Entity: llc APN: 5032-011-009
Assessed Land $1.0M
Assessed Improvement $1.1M
Assessed Total $2.1M
Last Sale Mar 2008
Sale Price $4.4M
Years Held 18.2 yrs
Transfer Type arms length
34
Score
Why?
Signal breakdown
Long hold
18.2 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 $2.08M vs ~$4.0M est. market (52% of comp)
At 52% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: llc
East Realty 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 34 / 100
115
13068 S Plymouth Blvd Long Hold
Mid-City / West Adams 42 units Built 1967 Owner: Florence Housing LLC Entity: llc APN: 5031-015-064
Assessed Land $3.9M
Assessed Improvement $2.3M
Assessed Total $6.2M
Last Sale Sep 2008
Sale Price $13.2M
Years Held 17.7 yrs
Transfer Type arms length
34
Score
Why?
Signal breakdown
Long hold
17.7 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+18
Prop 13 equity gap
Assessed $6.20M vs ~$11.1M 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
Florence 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 34 / 100
116
17893 S Sycamore Ave Long Hold
Mid-City / West Adams 27 units Built 1983 Owner: Martinez 2002 Revocable Trust Entity: trust APN: 5032-052-082
Assessed Land $1.8M
Assessed Improvement $1.8M
Assessed Total $3.6M
Last Sale Dec 2012
Sale Price $11.6M
Years Held 13.5 yrs
Transfer Type arms length
33
Score
Why?
Signal breakdown
Long hold
13.5 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)
+10
Prop 13 equity gap
Assessed $3.60M vs ~$7.2M 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: trust
Martinez 2002 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 33 / 100
117
14345 S Ogden Dr Long Hold
Mid-City / West Adams 9 units Built 1945 Owner: Ramos Family Trust Entity: trust APN: 4328-083-067
Assessed Land $668K
Assessed Improvement $496K
Assessed Total $1.2M
Last Sale Dec 2016
Sale Price $2.1M
Years Held 9.5 yrs
Transfer Type arms length
33
Score
Why?
Signal breakdown
Long hold
9.5 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+5
Prop 13 equity gap
Assessed $1.16M vs ~$2.4M est. market (49% of comp)
At 49% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: trust
Ramos 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 33 / 100
118
17055 S Stanley Ave Long Hold
Mid-City / West Adams 56 units Built 1975 Owner: Williams Bypass Trust Entity: trust APN: 5035-037-006
Assessed Land $3.3M
Assessed Improvement $3.1M
Assessed Total $6.4M
Last Sale Dec 2017
Sale Price $11.4M
Years Held 8.4 yrs
Transfer Type arms length
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 $6.41M vs ~$14.8M 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: trust
Williams Bypass 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 33 / 100
119
18418 S Norton Ave Long Hold
Mid-City / West Adams 29 units Built 1982 Owner: Katz 1997 Irrevocable Trust Entity: trust APN: 5031-086-037
Assessed Land $2.3M
Assessed Improvement $1.5M
Assessed Total $3.8M
Last Sale Feb 2019
Sale Price $13.4M
Years Held 7.3 yrs
Transfer Type foreclosure
33
Score
Why?
Signal breakdown
Long hold
7.3 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)
+5
Prop 13 equity gap
Assessed $3.83M vs ~$7.7M 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: trust
Katz 1997 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 33 / 100
120
19402 S Rossmore Ave Long Hold
Mid-City / West Adams 37 units Built 1953 Owner: Frank L. Kaminsky Entity: individual APN: 4326-045-065
Assessed Land $2.0M
Assessed Improvement $1.4M
Assessed Total $3.4M
Last Sale Nov 2014
Sale Price $12.6M
Years Held 11.5 yrs
Transfer Type arms length
32
Score
Why?
Signal breakdown
Long hold
11.5 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)
+10
Prop 13 equity gap
Assessed $3.42M vs ~$9.8M est. market (35% of comp)
At 35% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: individual
Frank L. Kaminsky
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 32 / 100
121
10536 S Cochran Ave Long Hold
Mid-City / West Adams 58 units Built 1984 Owner: Valley Housing Group Inc Entity: corp APN: 4325-016-011
Assessed Land $3.7M
Assessed Improvement $2.7M
Assessed Total $6.4M
Last Sale Sep 2008
Sale Price $9.7M
Years Held 17.7 yrs
Transfer Type arms length
31
Score
Why?
Signal breakdown
Long hold
17.7 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+18
Prop 13 equity gap
Assessed $6.45M vs ~$15.4M 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
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 31 / 100
122
18516 S Genesee Ave Long Hold
Mid-City / West Adams 9 units Built 1950 Owner: Compton Rentals LLC Entity: llc APN: 5033-021-056
Assessed Land $697K
Assessed Improvement $430K
Assessed Total $1.1M
Last Sale Aug 2014
Sale Price $1.9M
Years Held 11.8 yrs
Transfer Type arms length
31
Score
Why?
Signal breakdown
Long hold
11.8 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)
+10
Prop 13 equity gap
Assessed $1.13M vs ~$2.4M 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
Compton Rentals 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 31 / 100
123
9875 S Ogden Dr Long Hold
Mid-City / West Adams 32 units Built 1949 Owner: Lincoln Realty LLC Entity: llc APN: 4327-027-035
Assessed Land $1.9M
Assessed Improvement $1.3M
Assessed Total $3.2M
Last Sale Jul 2013
Sale Price $11.0M
Years Held 12.9 yrs
Transfer Type arms length
31
Score
Why?
Signal breakdown
Long hold
12.9 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 $3.25M vs ~$8.5M est. market (38% of comp)
At 38% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Lincoln Realty 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 31 / 100
124
8723 S Victoria Ave Long Hold
Mid-City / West Adams 48 units Built 1963 Owner: Heritage Realty Inc Entity: corp APN: 4326-021-072
Assessed Land $3.7M
Assessed Improvement $3.0M
Assessed Total $6.7M
Last Sale Sep 1997
Sale Price $15.1M
Years Held 28.7 yrs
Transfer Type arms length
30
Score
Why?
Signal breakdown
Long hold
28.7 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $6.68M vs ~$12.7M 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
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
125
4636 S Van Ness Ave Long Hold
Mid-City / West Adams 16 units Built 1967 Owner: Dominguez Family Trust Entity: trust APN: 5033-070-012
Assessed Land $1.6M
Assessed Improvement $1.2M
Assessed Total $2.8M
Last Sale May 2016
Sale Price $10.0M
Years Held 10.1 yrs
Transfer Type arms length
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 $2.82M vs ~$4.2M est. market (66% of comp)
At 66% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+5
Owner entity: trust
Dominguez 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 30 / 100
126
1504 S Wilton Pl Long Hold
Mid-City / West Adams 107 units Built 1957 Owner: Valley Housing Corp Entity: corp APN: 4324-055-066
Assessed Land $7.5M
Assessed Improvement $7.0M
Assessed Total $14.5M
Last Sale Nov 1998
Sale Price $50.9M
Years Held 27.5 yrs
Transfer Type arms length
30
Score
Why?
Signal breakdown
Long hold
27.5 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $14.50M vs ~$28.4M 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
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
127
5926 S Garth Ave Long Hold
Mid-City / West Adams 13 units Built 1975 Owner: Pena Living Trust Entity: trust APN: 5033-040-057
Assessed Land $987K
Assessed Improvement $782K
Assessed Total $1.8M
Last Sale Mar 2021
Sale Price $3.1M
Years Held 5.2 yrs
Transfer Type arms length
28
Score
Why?
Signal breakdown
Long hold
5.2 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)
+5
Prop 13 equity gap
Assessed $1.77M vs ~$3.4M 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
Pena Living 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
128
3787 W Adams Blvd Succession
Mid-City / West Adams 105 units Built 1947 Owner: Southern California Residential Corporation Entity: corp APN: 5030-055-008
Assessed Land $6.9M
Assessed Improvement $5.2M
Assessed Total $12.1M
Last Sale Oct 2022
Sale Price $25.7M
Years Held 3.6 yrs
Transfer Type intra family
28
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $12.13M vs ~$27.8M est. market (44% of comp)
At 44% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
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 28 / 100
129
2070 Fairfax Ave Succession
Mid-City / West Adams 19 units Built 1949 Owner: Diego S. Hernandez Entity: individual APN: 5034-047-018
Assessed Land $1.5M
Assessed Improvement $1.1M
Assessed Total $2.6M
Last Sale May 2022
Sale Price $7.8M
Years Held 4.0 yrs
Transfer Type intra family
28
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $2.60M vs ~$5.0M est. market (52% of comp)
At 52% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: individual
Diego S. Hernandez
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 28 / 100
130
2241 W Pico Blvd Long Hold
Mid-City / West Adams 8 units Built 1953 Owner: Sandra Weinstein Entity: individual APN: 5034-033-018
Assessed Land $510K
Assessed Improvement $400K
Assessed Total $910K
Last Sale Apr 2015
Sale Price $950K
Years Held 11.1 yrs
Transfer Type arms length
28
Score
Why?
Signal breakdown
Long hold
11.1 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 $0.91M vs ~$2.1M est. market (43% of comp)
At 43% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Sandra Weinstein
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 28 / 100
131
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
132
11777 S Victoria Ave Long Hold
Mid-City / West Adams 13 units Built 1981 Owner: American Realty Inc Entity: corp APN: 4325-015-070
Assessed Land $616K
Assessed Improvement $430K
Assessed Total $1.0M
Last Sale Jun 2015
Sale Price $2.7M
Years Held 11.0 yrs
Transfer Type arms length
27
Score
Why?
Signal breakdown
Long hold
11 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+10
Prop 13 equity gap
Assessed $1.05M vs ~$3.4M est. market (30% of comp)
At 30% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
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 27 / 100
133
18119 S Bronson Ave Long Hold
Mid-City / West Adams 18 units Built 1955 Owner: Slauson Real Estate LLC Entity: llc APN: 5034-029-042
Assessed Land $1.3M
Assessed Improvement $935K
Assessed Total $2.3M
Last Sale Jun 2016
Sale Price $8.2M
Years Held 9.9 yrs
Transfer Type foreclosure
26
Score
Why?
Signal breakdown
Long hold
9.9 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+5
Prop 13 equity gap
Assessed $2.26M vs ~$4.8M 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 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 26 / 100
134
3821 W Jefferson Blvd Long Hold
Mid-City / West Adams 14 units Built 1966 Owner: Jefferson Partners LLC Entity: llc APN: 5035-007-044
Assessed Land $870K
Assessed Improvement $690K
Assessed Total $1.6M
Last Sale Sep 2018
Sale Price $1.7M
Years Held 7.7 yrs
Transfer Type arms length
26
Score
Why?
Signal breakdown
Long hold
7.7 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)
+5
Prop 13 equity gap
Assessed $1.56M vs ~$3.7M 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
Jefferson Partners 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 26 / 100
135
3618 W Olympic Blvd Long Hold
Mid-City / West Adams 32 units Built 1968 Owner: Olympic Props LLC Entity: llc APN: 5033-011-027
Assessed Land $2.1M
Assessed Improvement $1.7M
Assessed Total $3.8M
Last Sale Nov 2016
Sale Price $3.1M
Years Held 9.5 yrs
Transfer Type arms length
26
Score
Why?
Signal breakdown
Long hold
9.5 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 $3.78M vs ~$8.5M est. market (45% of comp)
At 45% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Olympic Props 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 26 / 100
136
1287 Wellington Rd Long Hold
Mid-City / West Adams 26 units Built 1958 Owner: Golden Group LLC Entity: llc APN: 5035-059-095
Assessed Land $2.4M
Assessed Improvement $1.6M
Assessed Total $4.1M
Last Sale May 2015
Sale Price $12.4M
Years Held 11.0 yrs
Transfer Type arms length
26
Score
Why?
Signal breakdown
Long hold
11 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 $4.07M vs ~$6.9M 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
Golden 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 26 / 100
137
2847 Crenshaw Blvd Long Hold
Mid-City / West Adams 24 units Built 1962 Owner: Crenshaw Partners LLC Entity: llc APN: 5034-020-011
Assessed Land $1.5M
Assessed Improvement $1.2M
Assessed Total $2.8M
Last Sale Mar 2019
Sale Price $2.9M
Years Held 7.2 yrs
Transfer Type arms length
26
Score
Why?
Signal breakdown
Long hold
7.2 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)
+5
Prop 13 equity gap
Assessed $2.77M vs ~$6.4M 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
Crenshaw Partners 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 26 / 100
138
15740 W Pico Blvd Long Hold
Mid-City / West Adams 30 units Built 1946 Owner: Golden Group LLC Entity: llc APN: 5035-057-059
Assessed Land $2.0M
Assessed Improvement $1.6M
Assessed Total $3.6M
Last Sale Mar 2020
Sale Price $12.0M
Years Held 6.2 yrs
Transfer Type arms length
26
Score
Why?
Signal breakdown
Long hold
6.2 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)
+5
Prop 13 equity gap
Assessed $3.60M vs ~$8.0M est. market (45% of comp)
At 45% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Golden 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 26 / 100
139
9406 S La Brea Ave Long Hold
Mid-City / West Adams 6 units Built 1942 Owner: Allied Investments Properties Inc Entity: corp APN: 4324-099-048
Assessed Land $524K
Assessed Improvement $507K
Assessed Total $1.0M
Last Sale Dec 2009
Sale Price $2.8M
Years Held 16.5 yrs
Transfer Type arms length
26
Score
Why?
Signal breakdown
Long hold
16.5 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)
+18
Prop 13 equity gap
Assessed $1.03M vs ~$1.6M 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
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 26 / 100
140
6746 S Wilton Pl Long Hold
Mid-City / West Adams 26 units Built 1958 Owner: Manchester Acquisition Group LLC Entity: llc APN: 4326-006-092
Assessed Land $2.1M
Assessed Improvement $1.5M
Assessed Total $3.6M
Last Sale Nov 2011
Sale Price $10.6M
Years Held 14.5 yrs
Transfer Type arms length
26
Score
Why?
Signal breakdown
Long hold
14.5 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)
+10
Prop 13 equity gap
Assessed $3.62M vs ~$6.9M 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
Owner entity: llc
Manchester Acquisition 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 26 / 100
141
9677 S La Brea Ave Long Hold
Mid-City / West Adams 16 units Built 1942 Owner: Heritage Partners LLC Entity: llc APN: 5034-050-083
Assessed Land $1.0M
Assessed Improvement $758K
Assessed Total $1.8M
Last Sale Jun 2018
Sale Price $5.1M
Years Held 7.9 yrs
Transfer Type arms length
26
Score
Why?
Signal breakdown
Long hold
7.9 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+5
Prop 13 equity gap
Assessed $1.77M vs ~$4.2M 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
Heritage Partners 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 26 / 100
142
7171 S Muirfield Rd Long Hold
Mid-City / West Adams 10 units Built 1966 Owner: Coastal Real Estate Group Inc Entity: corp APN: 5031-059-033
Assessed Land $731K
Assessed Improvement $609K
Assessed Total $1.3M
Last Sale Nov 2008
Sale Price $2.3M
Years Held 17.5 yrs
Transfer Type arms length
26
Score
Why?
Signal breakdown
Long hold
17.5 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)
+18
Prop 13 equity gap
Assessed $1.34M vs ~$2.6M 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
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 26 / 100
143
3905 S Wilton Pl Long Hold
Mid-City / West Adams 13 units Built 1945 Owner: Atlantic Rentals LLC Entity: llc APN: 4325-057-073
Assessed Land $840K
Assessed Improvement $720K
Assessed Total $1.6M
Last Sale May 2020
Sale Price $2.7M
Years Held 6.0 yrs
Transfer Type arms length
26
Score
Why?
Signal breakdown
Long hold
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)
+5
Prop 13 equity gap
Assessed $1.56M vs ~$3.4M est. market (45% of comp)
At 45% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Atlantic Rentals 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 26 / 100
144
4641 Crenshaw Blvd Long Hold
Mid-City / West Adams 13 units Built 1943 Owner: Sunrise Acquisition Group LLC Entity: llc APN: 4327-083-029
Assessed Land $1.0M
Assessed Improvement $1.0M
Assessed Total $2.0M
Last Sale Oct 2014
Sale Price $6.2M
Years Held 11.6 yrs
Transfer Type arms length
26
Score
Why?
Signal breakdown
Long hold
11.6 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+10
Prop 13 equity gap
Assessed $2.03M vs ~$3.4M 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
Sunrise Acquisition 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 26 / 100
145
135 S Gramercy Pl Long Hold
Mid-City / West Adams 48 units Built 1953 Owner: Olympic Rentals LLC Entity: llc APN: 5031-090-069
Assessed Land $3.0M
Assessed Improvement $1.8M
Assessed Total $4.8M
Last Sale Nov 2017
Sale Price $9.6M
Years Held 8.6 yrs
Transfer Type arms length
26
Score
Why?
Signal breakdown
Long hold
8.6 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)
+5
Prop 13 equity gap
Assessed $4.79M vs ~$12.7M est. market (38% of comp)
At 38% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Olympic Rentals 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 26 / 100
146
2883 S Mullen Ave Long Hold
Mid-City / West Adams 10 units Built 1957 Owner: Flores Trust Entity: trust APN: 4328-010-065
Assessed Land $903K
Assessed Improvement $887K
Assessed Total $1.8M
Last Sale Jun 2016
Sale Price $4.3M
Years Held 9.9 yrs
Transfer Type arms length
25
Score
Why?
Signal breakdown
Long hold
9.9 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+5
Prop 13 equity gap
Assessed $1.79M vs ~$2.6M est. market (68% of comp)
At 68% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+5
Owner entity: trust
Flores 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 25 / 100
147
6797 S Burnside Ave Long Hold
Mid-City / West Adams 8 units Built 1945 Owner: Mario L. Yamamoto Entity: individual APN: 5031-053-098
Assessed Land $537K
Assessed Improvement $520K
Assessed Total $1.1M
Last Sale Nov 2016
Sale Price $3.0M
Years Held 9.5 yrs
Transfer Type arms length
23
Score
Why?
Signal breakdown
Long hold
9.5 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+5
Prop 13 equity gap
Assessed $1.06M vs ~$2.1M 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: individual
Mario L. Yamamoto
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 23 / 100
148
17397 La Cienega Blvd Long Hold
Mid-City / West Adams 29 units Built 1965 Owner: Fernando & William Jackson Entity: individual APN: 5034-018-021
Assessed Land $2.0M
Assessed Improvement $1.8M
Assessed Total $3.8M
Last Sale Dec 2018
Sale Price $13.7M
Years Held 7.4 yrs
Transfer Type arms length
23
Score
Why?
Signal breakdown
Long hold
7.4 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 $3.78M vs ~$7.7M est. market (49% of comp)
At 49% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Fernando & William Jackson
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 23 / 100
149
12185 S Orange Dr Long Hold
Mid-City / West Adams 13 units Built 1976 Owner: Greater LA Investments Corporation Entity: corp APN: 5033-007-080
Assessed Land $706K
Assessed Improvement $607K
Assessed Total $1.3M
Last Sale May 2013
Sale Price $4.5M
Years Held 13.0 yrs
Transfer Type arms length
23
Score
Why?
Signal breakdown
Long hold
13 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+10
Prop 13 equity gap
Assessed $1.31M vs ~$3.4M est. market (38% of comp)
At 38% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
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
150
7318 S Dunsmuir Ave Long Hold
Mid-City / West Adams 34 units Built 1958 Owner: Robert K. Lopez Entity: individual APN: 5034-095-039
Assessed Land $2.7M
Assessed Improvement $1.7M
Assessed Total $4.4M
Last Sale Oct 2018
Sale Price $14.5M
Years Held 7.6 yrs
Transfer Type arms length
23
Score
Why?
Signal breakdown
Long hold
7.6 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)
+5
Prop 13 equity gap
Assessed $4.36M vs ~$9.0M est. market (48% of comp)
At 48% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Robert K. Lopez
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 23 / 100
151
17427 S Redondo Blvd Long Hold
Mid-City / West Adams 65 units Built 1954 Owner: Southern California Properties Realty Corp Entity: corp APN: 4323-044-047
Assessed Land $4.5M
Assessed Improvement $3.9M
Assessed Total $8.4M
Last Sale Nov 2014
Sale Price $26.4M
Years Held 11.5 yrs
Transfer Type arms length
23
Score
Why?
Signal breakdown
Long hold
11.5 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)
+10
Prop 13 equity gap
Assessed $8.38M vs ~$17.2M est. market (49% of comp)
At 49% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
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
152
16892 S Burnside Ave Long Hold
Mid-City / West Adams 15 units Built 1962 Owner: Patricia R. Wong Entity: individual APN: 5032-057-012
Assessed Land $781K
Assessed Improvement $811K
Assessed Total $1.6M
Last Sale Sep 2020
Sale Price $2.8M
Years Held 5.7 yrs
Transfer Type arms length
23
Score
Why?
Signal breakdown
Long hold
5.7 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)
+5
Prop 13 equity gap
Assessed $1.59M vs ~$4.0M est. market (40% of comp)
At 40% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Patricia R. Wong
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 23 / 100
153
3519 S Cochran Ave Long Hold
Mid-City / West Adams 13 units Built 1963 Owner: Valley Properties Corp Entity: corp APN: 4325-065-014
Assessed Land $780K
Assessed Improvement $664K
Assessed Total $1.4M
Last Sale Jul 2011
Sale Price $4.1M
Years Held 14.9 yrs
Transfer Type arms length
23
Score
Why?
Signal breakdown
Long hold
14.9 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 $1.44M vs ~$3.4M 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
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
154
10754 S McCadden Pl Long Hold
Mid-City / West Adams 19 units Built 1985 Owner: Apex Equities LLC Entity: llc APN: 4324-058-088
Assessed Land $1.5M
Assessed Improvement $1.4M
Assessed Total $2.9M
Last Sale Feb 2017
Sale Price $4.8M
Years Held 9.3 yrs
Transfer Type arms length
21
Score
Why?
Signal breakdown
Long hold
9.3 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)
+5
Prop 13 equity gap
Assessed $2.92M vs ~$5.0M 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
Apex Equities 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
155
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
156
1388 S Rossmore Ave Long Hold
Mid-City / West Adams 42 units Built 1942 Owner: Allied Housing Properties Inc Entity: corp APN: 5032-057-030
Assessed Land $2.9M
Assessed Improvement $2.7M
Assessed Total $5.6M
Last Sale Jun 2016
Sale Price $9.8M
Years Held 10.0 yrs
Transfer Type arms length
18
Score
Why?
Signal breakdown
Long hold
10 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 $5.62M vs ~$11.1M 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
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
157
15866 S La Brea Ave Long Hold
Mid-City / West Adams 5 units Built 1984 Owner: Heritage Realty Corporation Entity: corp APN: 4325-080-051
Assessed Land $301K
Assessed Improvement $255K
Assessed Total $556K
Last Sale Aug 2018
Sale Price $990K
Years Held 7.8 yrs
Transfer Type arms length
18
Score
Why?
Signal breakdown
Long hold
7.8 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)
+5
Prop 13 equity gap
Assessed $0.56M vs ~$1.3M 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
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
158
5438 W Exposition Blvd Succession
Mid-City / West Adams 31 units Built 1972 Owner: Ridge Partners LLC Entity: llc APN: 5030-035-066
Assessed Land $1.9M
Assessed Improvement $1.6M
Assessed Total $3.6M
Last Sale Oct 2023
Sale Price $8.5M
Years Held 2.6 yrs
Transfer Type intra family
16
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $3.58M vs ~$8.2M 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
Ridge Partners LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Recent sale penalty
Sold 2.6 yrs ago
Sold within 3 years; unlikely to sell again soon
📂 LA County Assessor — deed transfer records
-20
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 16 / 100
159
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
160
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
161
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
162
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
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.