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
132 leads matching filters
Silver Lake / Echo Park×
1
7890 Landa St Succession
Silver Lake / Echo Park 56 units Built 1965 Owner: Suzuki Living Trust Entity: trust APN: 5423-061-018
Assessed Land $4.4M
Assessed Improvement $4.3M
Assessed Total $8.6M
Last Sale Jul 2003
Sale Price $34.5M
Years Held 22.9 yrs
Transfer Type quitclaim
65
Score
Why?
Signal breakdown
Long hold
22.9 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $8.64M vs ~$17.9M est. market (48% of comp)
At 48% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: trust
Suzuki Living Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
Quitclaim deed
Quitclaim deed
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 65 / 100
2
1701 Echo Park Ave Succession
Silver Lake / Echo Park 11 units Built 1956 Owner: Edward & Ruth Nakamura Entity: individual APN: 5403-005-022
Assessed Land $720K
Assessed Improvement $560K
Assessed Total $1.3M
Last Sale May 1996
Sale Price $480K
Years Held 30.0 yrs
Transfer Type quitclaim
63
Score
Why?
Signal breakdown
Long hold
30 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+25
Prop 13 equity gap
Assessed $1.28M vs ~$3.5M est. market (36% of comp)
At 36% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Edward & Ruth Nakamura
Individual owner with long hold — estate succession risk elevated
📂 LA County Assessor — owner-of-record (assessment roll)
+10
Quitclaim deed
Quitclaim deed
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Final score 63 / 100
3
1546 Marathon St Succession
Silver Lake / Echo Park 18 units Built 1964 Owner: Ruiz 2014 Bypass Trust Entity: trust APN: 5421-048-008
Assessed Land $2.0M
Assessed Improvement $1.7M
Assessed Total $3.7M
Last Sale Jan 1992
Sale Price $7.2M
Years Held 34.3 yrs
Transfer Type intra family
63
Score
Why?
Signal breakdown
Long hold
34.3 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+25
Prop 13 equity gap
Assessed $3.68M vs ~$5.8M est. market (64% of comp)
At 64% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: trust
Ruiz 2014 Bypass Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 63 / 100
4
8348 Montana St Succession
Silver Lake / Echo Park 5 units Built 1965 Owner: Kevin & Jennifer Martinez Entity: individual APN: 5423-062-071
Assessed Land $419K
Assessed Improvement $335K
Assessed Total $754K
Last Sale Jul 1993
Sale Price $3.0M
Years Held 32.8 yrs
Transfer Type intra family
63
Score
Why?
Signal breakdown
Long hold
32.8 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+25
Prop 13 equity gap
Assessed $0.75M vs ~$1.6M est. market (47% of comp)
At 47% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Kevin & Jennifer Martinez
Individual owner with long hold — estate succession risk elevated
📂 LA County Assessor — owner-of-record (assessment roll)
+10
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 63 / 100
5
3389 N Benton Way Succession
Silver Lake / Echo Park 22 units Built 1970 Owner: Sanchez Trust Entity: trust APN: 5424-098-055
Assessed Land $1.9M
Assessed Improvement $1.8M
Assessed Total $3.6M
Last Sale Dec 1991
Sale Price $10.1M
Years Held 34.4 yrs
Transfer Type quitclaim
63
Score
Why?
Signal breakdown
Long hold
34.4 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+25
Prop 13 equity gap
Assessed $3.61M vs ~$7.0M est. market (51% of comp)
At 51% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: trust
Sanchez Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
Quitclaim deed
Quitclaim deed
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 63 / 100
6
4773 Micheltorena St Succession
Silver Lake / Echo Park 15 units Built 1964 Owner: Wilshire Realty LLC Entity: llc APN: 5403-047-081
Assessed Land $1.5M
Assessed Improvement $921K
Assessed Total $2.4M
Last Sale Aug 1993
Sale Price $7.1M
Years Held 32.8 yrs
Transfer Type intra family
61
Score
Why?
Signal breakdown
Long hold
32.8 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+25
Prop 13 equity gap
Assessed $2.38M vs ~$4.8M est. market (50% of comp)
At 50% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Wilshire Realty LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 61 / 100
7
8066 Effie St Succession
Silver Lake / Echo Park 101 units Built 1984 Owner: Larry & Bruce Martinez Entity: individual APN: 5421-049-085
Assessed Land $8.1M
Assessed Improvement $6.6M
Assessed Total $14.7M
Last Sale Jan 2006
Sale Price $29.0M
Years Held 20.3 yrs
Transfer Type quitclaim
60
Score
Why?
Signal breakdown
Long hold
20.3 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $14.69M vs ~$32.3M est. market (45% of comp)
At 45% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Larry & Bruce Martinez
Individual owner with long hold — estate succession risk elevated
📂 LA County Assessor — owner-of-record (assessment roll)
+10
Quitclaim deed
Quitclaim deed
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 60 / 100
8
2012 Landa St Succession
Silver Lake / Echo Park 9 units Built 1959 Owner: Maria T. Romero Entity: individual APN: 5403-014-007
Assessed Land $580K
Assessed Improvement $440K
Assessed Total $1.0M
Last Sale Aug 1997
Sale Price $560K
Years Held 28.8 yrs
Transfer Type intra family
60
Score
Why?
Signal breakdown
Long hold
28.8 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $1.02M vs ~$2.9M est. market (35% of comp)
At 35% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Maria T. Romero
Individual owner with long hold — estate succession risk elevated
📂 LA County Assessor — owner-of-record (assessment roll)
+10
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 60 / 100
9
8577 Maltman Ave Succession
Silver Lake / Echo Park 12 units Built 1942 Owner: Ortega 2010 Family Trust Entity: trust APN: 5403-034-084
Assessed Land $1.1M
Assessed Improvement $1.1M
Assessed Total $2.3M
Last Sale May 1997
Sale Price $4.4M
Years Held 29.0 yrs
Transfer Type quitclaim
60
Score
Why?
Signal breakdown
Long hold
29 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $2.26M vs ~$3.8M est. market (59% of comp)
At 59% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: trust
Ortega 2010 Family Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
Quitclaim deed
Quitclaim deed
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 60 / 100
10
10702 Edgecliffe Dr Succession
Silver Lake / Echo Park 12 units Built 1957 Owner: Prime Apartments LLC Entity: llc APN: 5423-072-077
Assessed Land $773K
Assessed Improvement $751K
Assessed Total $1.5M
Last Sale Oct 1997
Sale Price $3.8M
Years Held 28.6 yrs
Transfer Type intra family
58
Score
Why?
Signal breakdown
Long hold
28.6 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $1.52M vs ~$3.8M est. market (40% of comp)
At 40% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Prime Apartments LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 58 / 100
11
4808 Cerro Gordo St Succession
Silver Lake / Echo Park 48 units Built 1972 Owner: Shapiro Trust Entity: trust APN: 5403-089-081
Assessed Land $6.1M
Assessed Improvement $4.2M
Assessed Total $10.3M
Last Sale Apr 2004
Sale Price $37.2M
Years Held 22.1 yrs
Transfer Type quitclaim
57
Score
Why?
Signal breakdown
Long hold
22.1 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $10.32M vs ~$15.4M est. market (67% of comp)
At 67% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+5
Owner entity: trust
Shapiro Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
Quitclaim deed
Quitclaim deed
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 57 / 100
12
5329 Cove Ave Succession
Silver Lake / Echo Park 10 units Built 1981 Owner: Rivera Bypass Trust Entity: trust APN: 5420-032-082
Assessed Land $1.1M
Assessed Improvement $795K
Assessed Total $1.9M
Last Sale Dec 2008
Sale Price $4.3M
Years Held 17.4 yrs
Transfer Type quitclaim
56
Score
Why?
Signal breakdown
Long hold
17.4 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+18
Prop 13 equity gap
Assessed $1.90M vs ~$3.2M est. market (59% of comp)
At 59% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: trust
Rivera Bypass Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
Quitclaim deed
Quitclaim deed
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 56 / 100
13
16146 Vendome St Succession
Silver Lake / Echo Park 17 units Built 1962 Owner: Walter & Pablo Martinez Entity: individual APN: 5424-092-005
Assessed Land $1.6M
Assessed Improvement $1.6M
Assessed Total $3.3M
Last Sale Mar 2006
Sale Price $12.3M
Years Held 20.2 yrs
Transfer Type intra family
55
Score
Why?
Signal breakdown
Long hold
20.2 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $3.25M vs ~$5.4M est. market (60% of comp)
At 60% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: individual
Walter & Pablo Martinez
Individual owner with long hold — estate succession risk elevated
📂 LA County Assessor — owner-of-record (assessment roll)
+10
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 55 / 100
14
8480 Kenilworth Ave Succession
Silver Lake / Echo Park 30 units Built 1940 Owner: Ralph F. Kaminsky Entity: individual APN: 5401-048-003
Assessed Land $2.8M
Assessed Improvement $2.5M
Assessed Total $5.4M
Last Sale Sep 2002
Sale Price $14.9M
Years Held 23.7 yrs
Transfer Type intra family
55
Score
Why?
Signal breakdown
Long hold
23.7 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $5.35M vs ~$9.6M est. market (56% of comp)
At 56% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: individual
Ralph F. Kaminsky
Individual owner with long hold — estate succession risk elevated
📂 LA County Assessor — owner-of-record (assessment roll)
+10
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 55 / 100
15
14494 Griffith Park Blvd Succession
Silver Lake / Echo Park 12 units Built 1954 Owner: Arthur & Douglas Thomas Entity: individual APN: 5403-008-011
Assessed Land $1.1M
Assessed Improvement $801K
Assessed Total $1.9M
Last Sale Jul 2005
Sale Price $4.1M
Years Held 20.8 yrs
Transfer Type intra family
55
Score
Why?
Signal breakdown
Long hold
20.8 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $1.93M vs ~$3.8M est. market (50% of comp)
At 50% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: individual
Arthur & Douglas Thomas
Individual owner with long hold — estate succession risk elevated
📂 LA County Assessor — owner-of-record (assessment roll)
+10
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 55 / 100
16
454 Coronado St Succession
Silver Lake / Echo Park 19 units Built 1984 Owner: Ridge Land Co LLC Entity: llc APN: 5402-003-089
Assessed Land $2.0M
Assessed Improvement $1.4M
Assessed Total $3.4M
Last Sale Apr 2000
Sale Price $5.5M
Years Held 26.1 yrs
Transfer Type quitclaim
53
Score
Why?
Signal breakdown
Long hold
26.1 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $3.42M vs ~$6.1M est. market (56% of comp)
At 56% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: llc
Ridge Land Co LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Quitclaim deed
Quitclaim deed
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 53 / 100
17
3360 Baxter St Succession
Silver Lake / Echo Park 23 units Built 1975 Owner: Prospect Acquisition Group LLC Entity: llc APN: 5403-009-059
Assessed Land $2.2M
Assessed Improvement $1.8M
Assessed Total $4.0M
Last Sale Jun 2000
Sale Price $10.8M
Years Held 25.9 yrs
Transfer Type quitclaim
53
Score
Why?
Signal breakdown
Long hold
25.9 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $3.96M vs ~$7.4M est. market (54% of comp)
At 54% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: llc
Prospect Acquisition Group LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Quitclaim deed
Quitclaim deed
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 53 / 100
18
8202 Dillon St Succession
Silver Lake / Echo Park 18 units Built 1977 Owner: Pacific Rentals LLC Entity: llc APN: 5422-024-094
Assessed Land $1.8M
Assessed Improvement $1.4M
Assessed Total $3.2M
Last Sale Aug 2000
Sale Price $5.7M
Years Held 25.8 yrs
Transfer Type intra family
53
Score
Why?
Signal breakdown
Long hold
25.8 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $3.21M vs ~$5.8M est. market (56% of comp)
At 56% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: llc
Pacific Rentals LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 53 / 100
19
3038 N Alvarado St Succession
Silver Lake / Echo Park 8 units Built 1985 Owner: Marco A. Smith Entity: individual APN: 5421-042-039
Assessed Land $809K
Assessed Improvement $789K
Assessed Total $1.6M
Last Sale Aug 2007
Sale Price $5.2M
Years Held 18.8 yrs
Transfer Type quitclaim
51
Score
Why?
Signal breakdown
Long hold
18.8 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+18
Prop 13 equity gap
Assessed $1.60M vs ~$2.6M est. market (62% of comp)
At 62% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: individual
Marco A. Smith
Individual owner with long hold — estate succession risk elevated
📂 LA County Assessor — owner-of-record (assessment roll)
+10
Quitclaim deed
Quitclaim deed
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 51 / 100
20
15199 Vestal Ave Succession
Silver Lake / Echo Park 12 units Built 1953 Owner: Marie W. Jones Entity: individual APN: 5402-035-028
Assessed Land $1.5M
Assessed Improvement $910K
Assessed Total $2.4M
Last Sale Mar 2010
Sale Price $6.9M
Years Held 16.2 yrs
Transfer Type intra family
51
Score
Why?
Signal breakdown
Long hold
16.2 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+18
Prop 13 equity gap
Assessed $2.36M vs ~$3.8M est. market (61% of comp)
At 61% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: individual
Marie W. Jones
Individual owner with long hold — estate succession risk elevated
📂 LA County Assessor — owner-of-record (assessment roll)
+10
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 51 / 100
21
3301 Baxter St Long Hold
Silver Lake / Echo Park 55 units Built 1980 Owner: Munoz 2001 Living Trust Entity: trust APN: 5402-060-012
Assessed Land $4.2M
Assessed Improvement $2.6M
Assessed Total $6.8M
Last Sale Sep 1998
Sale Price $24.7M
Years Held 27.7 yrs
Transfer Type arms length
50
Score
Why?
Signal breakdown
Long hold
27.7 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 $6.75M vs ~$17.6M 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: trust
Munoz 2001 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
22
1989 Duane St Long Hold
Silver Lake / Echo Park 13 units Built 1960 Owner: Philip & Anna Chen Trust Entity: trust APN: 5403-031-018
Assessed Land $870K
Assessed Improvement $680K
Assessed Total $1.6M
Last Sale Sep 2000
Sale Price $740K
Years Held 25.6 yrs
Transfer Type arms length
50
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 $1.55M vs ~$4.2M 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: trust
Philip & Anna Chen 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
23
14842 Alvarado St Succession
Silver Lake / Echo Park 13 units Built 1976 Owner: Crown Real Estate LLC Entity: llc APN: 5424-075-001
Assessed Land $1.5M
Assessed Improvement $1.5M
Assessed Total $3.0M
Last Sale Mar 1997
Sale Price $11.6M
Years Held 29.2 yrs
Transfer Type quitclaim
50
Score
Why?
Signal breakdown
Long hold
29.2 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $3.00M vs ~$4.2M est. market (72% of comp)
At 72% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+5
Owner entity: llc
Crown Real Estate LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Quitclaim deed
Quitclaim deed
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 50 / 100
24
1817 Alvarado St Long Hold
Silver Lake / Echo Park 17 units Built 1967 Owner: Mitchell 1995 Family Trust Entity: trust APN: 5422-073-051
Assessed Land $1.6M
Assessed Improvement $1.0M
Assessed Total $2.7M
Last Sale Jul 1996
Sale Price $9.4M
Years Held 29.9 yrs
Transfer Type arms length
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 $2.66M vs ~$5.4M 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
Mitchell 1995 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
25
12832 Echo Park Ave Long Hold
Silver Lake / Echo Park 9 units Built 1981 Owner: Walter L. Romero Entity: individual APN: 5424-072-056
Assessed Land $738K
Assessed Improvement $527K
Assessed Total $1.3M
Last Sale Jul 1992
Sale Price $5.0M
Years Held 33.9 yrs
Transfer Type arms length
48
Score
Why?
Signal breakdown
Long hold
33.9 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)
+25
Prop 13 equity gap
Assessed $1.26M vs ~$2.9M est. market (44% of comp)
At 44% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Walter L. 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 48 / 100
26
19654 Ewing St Long Hold
Silver Lake / Echo Park 30 units Built 1965 Owner: Hyun Soo & Mark Young Entity: individual APN: 5421-032-028
Assessed Land $2.5M
Assessed Improvement $1.7M
Assessed Total $4.1M
Last Sale Apr 1993
Sale Price $10.7M
Years Held 33.1 yrs
Transfer Type arms length
48
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 $4.14M vs ~$9.6M est. market (43% of comp)
At 43% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Hyun Soo & Mark Young
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 48 / 100
27
7327 Baxter St Succession
Silver Lake / Echo Park 15 units Built 1972 Owner: Prime Housing Realty Corp Entity: corp APN: 5424-077-078
Assessed Land $1.6M
Assessed Improvement $1.5M
Assessed Total $3.1M
Last Sale Nov 1993
Sale Price $11.2M
Years Held 32.5 yrs
Transfer Type quitclaim
48
Score
Why?
Signal breakdown
Long hold
32.5 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+25
Prop 13 equity gap
Assessed $3.10M vs ~$4.8M est. market (65% of comp)
At 65% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Quitclaim deed
Quitclaim deed
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 48 / 100
28
14227 Duane St Long Hold
Silver Lake / Echo Park 30 units Built 1954 Owner: Flores 1997 Bypass Trust Entity: trust APN: 5402-094-097
Assessed Land $2.8M
Assessed Improvement $2.9M
Assessed Total $5.8M
Last Sale Jul 1990
Sale Price $21.6M
Years Held 35.8 yrs
Transfer Type arms length
48
Score
Why?
Signal breakdown
Long hold
35.8 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 $5.76M vs ~$9.6M est. market (60% of comp)
At 60% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: trust
Flores 1997 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 48 / 100
29
9319 Baxter St Long Hold
Silver Lake / Echo Park 14 units Built 1946 Owner: Aguilar Family Trust Entity: trust APN: 5424-040-053
Assessed Land $1.5M
Assessed Improvement $1.1M
Assessed Total $2.6M
Last Sale Apr 1991
Sale Price $9.8M
Years Held 35.1 yrs
Transfer Type arms length
48
Score
Why?
Signal breakdown
Long hold
35.1 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 $2.63M 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: trust
Aguilar 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 48 / 100
30
1620 N Benton Way Long Hold
Silver Lake / Echo Park 6 units Built 1963 Owner: Benton Way Trust Entity: trust APN: 5403-008-015
Assessed Land $410K
Assessed Improvement $330K
Assessed Total $740K
Last Sale Sep 2007
Sale Price $1.4M
Years Held 18.7 yrs
Transfer Type arms length
46
Score
Why?
Signal breakdown
Long hold
18.7 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 $0.74M vs ~$1.9M 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
Benton Way 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
31
16485 Micheltorena St Long Hold
Silver Lake / Echo Park 26 units Built 1944 Owner: Sunrise Acquisition Group LLC Entity: llc APN: 5402-044-098
Assessed Land $2.0M
Assessed Improvement $1.6M
Assessed Total $3.6M
Last Sale Nov 1992
Sale Price $6.7M
Years Held 33.5 yrs
Transfer Type arms length
46
Score
Why?
Signal breakdown
Long hold
33.5 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+25
Prop 13 equity gap
Assessed $3.59M vs ~$8.3M 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: 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 46 / 100
32
9592 Kenilworth Ave Long Hold
Silver Lake / Echo Park 20 units Built 1955 Owner: Gonzalez Bypass Trust Entity: trust APN: 5402-097-023
Assessed Land $2.0M
Assessed Improvement $1.2M
Assessed Total $3.2M
Last Sale Feb 2008
Sale Price $9.5M
Years Held 18.3 yrs
Transfer Type arms length
46
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 $3.19M vs ~$6.4M 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
Gonzalez 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
33
9241 Montana St Long Hold
Silver Lake / Echo Park 30 units Built 1966 Owner: Figueroa Acquisition Group LLC Entity: llc APN: 5402-025-041
Assessed Land $2.4M
Assessed Improvement $1.5M
Assessed Total $3.9M
Last Sale Apr 1990
Sale Price $10.7M
Years Held 36.1 yrs
Transfer Type arms length
46
Score
Why?
Signal breakdown
Long hold
36.1 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 $3.88M vs ~$9.6M 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: llc
Figueroa 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 46 / 100
34
1808 Landa St Succession
Silver Lake / Echo Park 6 units Built 1972 Owner: Crenshaw Assets LLC Entity: llc APN: 5421-001-001
Assessed Land $539K
Assessed Improvement $351K
Assessed Total $890K
Last Sale Jun 2015
Sale Price $3.4M
Years Held 10.9 yrs
Transfer Type quitclaim
46
Score
Why?
Signal breakdown
Long hold
10.9 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+10
Prop 13 equity gap
Assessed $0.89M vs ~$1.9M est. market (46% of comp)
At 46% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Crenshaw Assets LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Quitclaim deed
Quitclaim deed
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 46 / 100
35
2458 Hyperion Ave Long Hold
Silver Lake / Echo Park 42 units Built 1948 Owner: Ibarra Irrevocable Trust Entity: trust APN: 5423-012-047
Assessed Land $3.5M
Assessed Improvement $2.1M
Assessed Total $5.6M
Last Sale Jul 2010
Sale Price $21.3M
Years Held 15.8 yrs
Transfer Type arms length
46
Score
Why?
Signal breakdown
Long hold
15.8 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 $5.62M vs ~$13.4M 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: trust
Ibarra 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 46 / 100
36
17153 Dillon St Long Hold
Silver Lake / Echo Park 5 units Built 1940 Owner: Prime Investments LLC Entity: llc APN: 5421-093-013
Assessed Land $425K
Assessed Improvement $346K
Assessed Total $771K
Last Sale Nov 1995
Sale Price $2.2M
Years Held 30.6 yrs
Transfer Type arms length
46
Score
Why?
Signal breakdown
Long hold
30.6 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 $0.77M vs ~$1.6M 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: llc
Prime 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 46 / 100
37
11941 N Lake Shore Ave Long Hold
Silver Lake / Echo Park 15 units Built 1983 Owner: Torres 2003 Irrevocable Trust Entity: trust APN: 5401-052-001
Assessed Land $1.2M
Assessed Improvement $1.1M
Assessed Total $2.3M
Last Sale Aug 2007
Sale Price $5.5M
Years Held 18.8 yrs
Transfer Type arms length
46
Score
Why?
Signal breakdown
Long hold
18.8 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+18
Prop 13 equity gap
Assessed $2.28M 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: trust
Torres 2003 Irrevocable Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 46 / 100
38
11844 Duane St Long Hold
Silver Lake / Echo Park 54 units Built 1952 Owner: Robinson Trust Entity: trust APN: 5402-059-003
Assessed Land $4.4M
Assessed Improvement $4.6M
Assessed Total $9.0M
Last Sale Aug 2000
Sale Price $22.9M
Years Held 25.8 yrs
Transfer Type arms length
45
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 $8.95M vs ~$17.3M 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
Robinson 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
39
2234 Sunset Blvd Long Hold
Silver Lake / Echo Park 12 units Built 1958 Owner: Rosario & Elena Fuentes Entity: individual APN: 5402-028-011
Assessed Land $890K
Assessed Improvement $720K
Assessed Total $1.6M
Last Sale Apr 1999
Sale Price $750K
Years Held 27.1 yrs
Transfer Type arms length
45
Score
Why?
Signal breakdown
Long hold
27.1 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 $1.61M vs ~$3.8M 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
Rosario & Elena Fuentes
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
40
6256 Clifford St Succession
Silver Lake / Echo Park 14 units Built 1951 Owner: Western Real Estate Group Inc Entity: corp APN: 5423-065-080
Assessed Land $1.4M
Assessed Improvement $1.2M
Assessed Total $2.6M
Last Sale Jan 2003
Sale Price $6.8M
Years Held 23.3 yrs
Transfer Type quitclaim
45
Score
Why?
Signal breakdown
Long hold
23.3 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $2.58M vs ~$4.5M est. market (57% of comp)
At 57% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Quitclaim deed
Quitclaim deed
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 45 / 100
41
15126 Vestal Ave Long Hold
Silver Lake / Echo Park 13 units Built 1950 Owner: Perez 2003 Bypass Trust Entity: trust APN: 5420-070-058
Assessed Land $1.3M
Assessed Improvement $1.2M
Assessed Total $2.5M
Last Sale Jan 2004
Sale Price $9.0M
Years Held 22.4 yrs
Transfer Type foreclosure
45
Score
Why?
Signal breakdown
Long hold
22.4 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 $2.55M vs ~$4.2M 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
Perez 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 45 / 100
42
3613 Griffith Park Blvd Long Hold
Silver Lake / Echo Park 8 units Built 1966 Owner: Clark Irrevocable Trust Entity: trust APN: 5402-098-005
Assessed Land $788K
Assessed Improvement $547K
Assessed Total $1.3M
Last Sale Apr 2005
Sale Price $2.8M
Years Held 21.1 yrs
Transfer Type arms length
45
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 $1.33M 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
Clark 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 45 / 100
43
1944 Griffith Park Blvd Long Hold
Silver Lake / Echo Park 10 units Built 1955 Owner: GPB Properties LLC Entity: llc APN: 5403-022-019
Assessed Land $760K
Assessed Improvement $590K
Assessed Total $1.4M
Last Sale Nov 2001
Sale Price $850K
Years Held 24.5 yrs
Transfer Type arms length
43
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 $1.35M 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: llc
GPB 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
44
408 N Lake Shore Ave Long Hold
Silver Lake / Echo Park 8 units Built 1965 Owner: Lake Shore Properties LLC Entity: llc APN: 5402-041-009
Assessed Land $520K
Assessed Improvement $400K
Assessed Total $920K
Last Sale Feb 2006
Sale Price $1.3M
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 $0.92M 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: llc
Lake Shore 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
45
835 N Alvarado St Long Hold
Silver Lake / Echo Park 16 units Built 1967 Owner: Park Vista Holdings LLC Entity: llc APN: 5402-010-033
Assessed Land $1.1M
Assessed Improvement $880K
Assessed Total $2.0M
Last Sale Mar 2005
Sale Price $2.1M
Years Held 21.1 yrs
Transfer Type arms length
43
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 $1.98M vs ~$5.1M 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
Park Vista Holdings LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 43 / 100
46
1845 Hyperion Ave Long Hold
Silver Lake / Echo Park 8 units Built 1961 Owner: Silver Lake Holdings LLC Entity: llc APN: 5403-016-024
Assessed Land $620K
Assessed Improvement $480K
Assessed Total $1.1M
Last Sale Jul 2003
Sale Price $980K
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 $1.10M 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: llc
Silver Lake 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 43 / 100
47
2797 Echo Park Ave Long Hold
Silver Lake / Echo Park 72 units Built 1977 Owner: Pacific Properties LLC Entity: llc APN: 5424-026-080
Assessed Land $5.0M
Assessed Improvement $4.9M
Assessed Total $9.9M
Last Sale May 2002
Sale Price $24.0M
Years Held 24.0 yrs
Transfer Type arms length
43
Score
Why?
Signal breakdown
Long hold
24 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 $9.85M vs ~$23.0M 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: llc
Pacific 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
48
9265 Kenilworth Ave Long Hold
Silver Lake / Echo Park 33 units Built 1971 Owner: Crenshaw Rentals LLC Entity: llc APN: 5420-044-012
Assessed Land $3.1M
Assessed Improvement $2.1M
Assessed Total $5.2M
Last Sale Jul 2003
Sale Price $20.0M
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 $5.18M vs ~$10.6M 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: llc
Crenshaw 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
49
617 N Coronado St Long Hold
Silver Lake / Echo Park 7 units Built 1964 Owner: Echo Properties LLC Entity: llc APN: 5402-033-026
Assessed Land $490K
Assessed Improvement $380K
Assessed Total $870K
Last Sale Jun 2004
Sale Price $1.1M
Years Held 21.9 yrs
Transfer Type arms length
43
Score
Why?
Signal breakdown
Long hold
21.9 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 $0.87M vs ~$2.2M 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
Echo 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
50
532 Avon St Long Hold
Silver Lake / Echo Park 9 units Built 1941 Owner: Atlantic Real Estate LLC Entity: llc APN: 5421-021-008
Assessed Land $638K
Assessed Improvement $593K
Assessed Total $1.2M
Last Sale Dec 1996
Sale Price $4.7M
Years Held 29.5 yrs
Transfer Type arms length
43
Score
Why?
Signal breakdown
Long hold
29.5 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 $1.23M vs ~$2.9M 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: llc
Atlantic 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 43 / 100
51
1503 N Dillon St Long Hold
Silver Lake / Echo Park 14 units Built 1962 Owner: Dillon Street Associates LLC Entity: llc APN: 5403-019-041
Assessed Land $980K
Assessed Improvement $760K
Assessed Total $1.7M
Last Sale Jan 2002
Sale Price $1.2M
Years Held 24.3 yrs
Transfer Type arms length
43
Score
Why?
Signal breakdown
Long hold
24.3 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 $1.74M vs ~$4.5M 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
Dillon Street 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
52
7305 Vestal Ave Succession
Silver Lake / Echo Park 34 units Built 1966 Owner: Prospect Investments LLC Entity: llc APN: 5420-033-055
Assessed Land $2.6M
Assessed Improvement $2.0M
Assessed Total $4.6M
Last Sale Nov 2017
Sale Price $11.2M
Years Held 8.5 yrs
Transfer Type quitclaim
41
Score
Why?
Signal breakdown
Long hold
8.5 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+5
Prop 13 equity gap
Assessed $4.61M vs ~$10.9M est. market (42% of comp)
At 42% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Prospect Investments LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Quitclaim deed
Quitclaim deed
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 41 / 100
53
16299 Lake Shore Ave Long Hold
Silver Lake / Echo Park 20 units Built 1966 Owner: Roberts 2012 Living Trust Entity: trust APN: 5401-025-040
Assessed Land $2.0M
Assessed Improvement $1.4M
Assessed Total $3.4M
Last Sale Nov 2008
Sale Price $5.3M
Years Held 17.5 yrs
Transfer Type arms length
41
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 $3.42M vs ~$6.4M 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
Roberts 2012 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 41 / 100
54
18468 Benton Way Long Hold
Silver Lake / Echo Park 6 units Built 1982 Owner: Elizabeth & Barbara Ibarra Entity: individual APN: 5420-068-065
Assessed Land $476K
Assessed Improvement $437K
Assessed Total $913K
Last Sale Nov 2007
Sale Price $2.4M
Years Held 18.5 yrs
Transfer Type arms length
41
Score
Why?
Signal breakdown
Long hold
18.5 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 $0.91M vs ~$1.9M est. market (48% of comp)
At 48% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Elizabeth & Barbara Ibarra
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 41 / 100
55
2831 Benton Way Long Hold
Silver Lake / Echo Park 21 units Built 1962 Owner: Yamamoto Bypass Trust Entity: trust APN: 5402-036-001
Assessed Land $2.4M
Assessed Improvement $1.6M
Assessed Total $4.0M
Last Sale Jul 2008
Sale Price $9.8M
Years Held 17.9 yrs
Transfer Type arms length
41
Score
Why?
Signal breakdown
Long hold
17.9 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 $3.98M vs ~$6.7M 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
Yamamoto 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
56
18046 Rosemont Ave Long Hold
Silver Lake / Echo Park 9 units Built 1957 Owner: Prospect Acquisition Group LLC Entity: llc APN: 5424-097-030
Assessed Land $968K
Assessed Improvement $685K
Assessed Total $1.7M
Last Sale Dec 1995
Sale Price $5.3M
Years Held 30.5 yrs
Transfer Type arms length
41
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 $1.65M vs ~$2.9M est. market (57% of comp)
At 57% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: llc
Prospect 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 41 / 100
57
325 Avon St Long Hold
Silver Lake / Echo Park 20 units Built 1940 Owner: Allen Revocable Trust Entity: trust APN: 5402-064-013
Assessed Land $1.9M
Assessed Improvement $1.6M
Assessed Total $3.5M
Last Sale Jan 2010
Sale Price $6.8M
Years Held 16.3 yrs
Transfer Type arms length
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 $3.46M vs ~$6.4M est. market (54% of comp)
At 54% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: trust
Allen 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 41 / 100
58
3685 Fargo St Succession
Silver Lake / Echo Park 6 units Built 1974 Owner: Coastal Apartments Corp Entity: corp APN: 5420-055-057
Assessed Land $541K
Assessed Improvement $470K
Assessed Total $1.0M
Last Sale Jul 2006
Sale Price $2.4M
Years Held 19.9 yrs
Transfer Type intra family
41
Score
Why?
Signal breakdown
Long hold
19.9 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+18
Prop 13 equity gap
Assessed $1.01M vs ~$1.9M est. market (53% of comp)
At 53% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 41 / 100
59
6166 N Lake Shore Ave Long Hold
Silver Lake / Echo Park 11 units Built 1944 Owner: Meridian Ventures LLC Entity: llc APN: 5401-042-092
Assessed Land $968K
Assessed Improvement $959K
Assessed Total $1.9M
Last Sale Jul 1991
Sale Price $6.2M
Years Held 34.9 yrs
Transfer Type arms length
41
Score
Why?
Signal breakdown
Long hold
34.9 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)
+25
Prop 13 equity gap
Assessed $1.93M vs ~$3.5M est. market (55% of comp)
At 55% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: llc
Meridian 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 41 / 100
60
16610 Earl St Long Hold
Silver Lake / Echo Park 13 units Built 1966 Owner: Sunset Capital LLC Entity: llc APN: 5422-053-036
Assessed Land $1.1M
Assessed Improvement $1.1M
Assessed Total $2.2M
Last Sale Dec 1993
Sale Price $5.3M
Years Held 32.4 yrs
Transfer Type arms length
41
Score
Why?
Signal breakdown
Long hold
32.4 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 $2.25M vs ~$4.2M 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
Sunset Capital 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
61
18738 N Lake Shore Ave Long Hold
Silver Lake / Echo Park 26 units Built 1978 Owner: Min Jae P. Watanabe Entity: individual APN: 5401-085-059
Assessed Land $2.3M
Assessed Improvement $1.5M
Assessed Total $3.8M
Last Sale May 2008
Sale Price $7.7M
Years Held 18.1 yrs
Transfer Type arms length
41
Score
Why?
Signal breakdown
Long hold
18.1 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 $3.83M vs ~$8.3M 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
Min Jae P. Watanabe
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 41 / 100
62
8879 Lemoyne St Long Hold
Silver Lake / Echo Park 19 units Built 1957 Owner: Heritage Investments LLC Entity: llc APN: 5401-056-030
Assessed Land $1.9M
Assessed Improvement $1.8M
Assessed Total $3.7M
Last Sale Nov 1995
Sale Price $14.1M
Years Held 30.5 yrs
Transfer Type arms length
41
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 $3.67M vs ~$6.1M est. market (60% of comp)
At 60% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: llc
Heritage 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 41 / 100
63
10470 Effie St Long Hold
Silver Lake / Echo Park 18 units Built 1958 Owner: Manuel O. Thompson Entity: individual APN: 5401-027-077
Assessed Land $2.2M
Assessed Improvement $1.4M
Assessed Total $3.7M
Last Sale Nov 1997
Sale Price $9.4M
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 $3.69M vs ~$5.8M est. market (64% of comp)
At 64% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: individual
Manuel O. 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 40 / 100
64
10516 Riverdale Ave Long Hold
Silver Lake / Echo Park 10 units Built 1960 Owner: Clara & Maria Diaz Entity: individual APN: 5402-009-003
Assessed Land $830K
Assessed Improvement $859K
Assessed Total $1.7M
Last Sale Nov 1999
Sale Price $4.7M
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 $1.69M vs ~$3.2M 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: individual
Clara & Maria Diaz
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
65
13104 Lemoyne St Long Hold
Silver Lake / Echo Park 9 units Built 1960 Owner: Raymond & Daniel Wong Entity: individual APN: 5425-046-087
Assessed Land $801K
Assessed Improvement $706K
Assessed Total $1.5M
Last Sale Jul 1996
Sale Price $3.4M
Years Held 29.8 yrs
Transfer Type arms length
40
Score
Why?
Signal breakdown
Long hold
29.8 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 $1.51M vs ~$2.9M 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: individual
Raymond & Daniel Wong
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
66
19072 Fountain Ave Long Hold
Silver Lake / Echo Park 9 units Built 1962 Owner: Antonio & Mary Diaz Entity: individual APN: 5425-093-073
Assessed Land $1.1M
Assessed Improvement $732K
Assessed Total $1.9M
Last Sale Jul 2000
Sale Price $7.2M
Years Held 25.9 yrs
Transfer Type arms length
40
Score
Why?
Signal breakdown
Long hold
25.9 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $1.87M vs ~$2.9M 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: individual
Antonio & Mary Diaz
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
67
17245 Micheltorena St Long Hold
Silver Lake / Echo Park 9 units Built 1943 Owner: Lawrence & Young Chul Kaminsky Entity: individual APN: 5421-023-043
Assessed Land $959K
Assessed Improvement $804K
Assessed Total $1.8M
Last Sale Dec 2001
Sale Price $4.1M
Years Held 24.4 yrs
Transfer Type foreclosure
40
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 $1.76M vs ~$2.9M est. market (61% of comp)
At 61% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: individual
Lawrence & Young Chul Kaminsky
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
68
11793 Ivanhoe Dr Long Hold
Silver Lake / Echo Park 13 units Built 1940 Owner: Fernando & Anna Harris Entity: individual APN: 5421-087-010
Assessed Land $1.5M
Assessed Improvement $1.1M
Assessed Total $2.7M
Last Sale Apr 2001
Sale Price $9.6M
Years Held 25.1 yrs
Transfer Type arms length
40
Score
Why?
Signal breakdown
Long hold
25.1 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 $2.67M vs ~$4.2M est. market (64% of comp)
At 64% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: individual
Fernando & Anna Harris
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
69
18728 Fletcher Dr Long Hold
Silver Lake / Echo Park 26 units Built 1958 Owner: Capital Real Estate LLC Entity: llc APN: 5420-052-014
Assessed Land $2.3M
Assessed Improvement $1.5M
Assessed Total $3.8M
Last Sale Sep 2010
Sale Price $7.9M
Years Held 15.7 yrs
Transfer Type arms length
39
Score
Why?
Signal breakdown
Long hold
15.7 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 $3.78M vs ~$8.3M 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: llc
Capital 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 39 / 100
70
888 Vendome St Long Hold
Silver Lake / Echo Park 32 units Built 1981 Owner: Prospect Apartments LLC Entity: llc APN: 5403-080-035
Assessed Land $2.8M
Assessed Improvement $2.3M
Assessed Total $5.1M
Last Sale Jan 2010
Sale Price $15.1M
Years Held 16.4 yrs
Transfer Type arms length
39
Score
Why?
Signal breakdown
Long hold
16.4 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 $5.08M vs ~$10.2M 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: llc
Prospect 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
71
1936 Rosemont Ave Long Hold
Silver Lake / Echo Park 6 units Built 1965 Owner: Southwood Investments LLC Entity: llc APN: 5401-087-025
Assessed Land $417K
Assessed Improvement $312K
Assessed Total $729K
Last Sale Sep 2010
Sale Price $1.3M
Years Held 15.7 yrs
Transfer Type arms length
39
Score
Why?
Signal breakdown
Long hold
15.7 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 $0.73M vs ~$1.9M 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: llc
Southwood 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
72
2309 W Sunset Blvd Long Hold
Silver Lake / Echo Park 20 units Built 1970 Owner: Sunset West LLC Entity: llc APN: 5401-027-014
Assessed Land $1.4M
Assessed Improvement $1.1M
Assessed Total $2.6M
Last Sale Oct 2008
Sale Price $3.8M
Years Held 17.6 yrs
Transfer Type arms length
39
Score
Why?
Signal breakdown
Long hold
17.6 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 $2.57M vs ~$6.4M est. market (40% of comp)
At 40% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Sunset West 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
73
3907 Coronado St Succession
Silver Lake / Echo Park 11 units Built 1951 Owner: Elizabeth & Steven Wu Entity: individual APN: 5402-078-045
Assessed Land $951K
Assessed Improvement $694K
Assessed Total $1.6M
Last Sale Dec 2016
Sale Price $3.6M
Years Held 9.4 yrs
Transfer Type intra family
38
Score
Why?
Signal breakdown
Long hold
9.4 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+5
Prop 13 equity gap
Assessed $1.65M vs ~$3.5M est. market (47% of comp)
At 47% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Elizabeth & Steven Wu
Individual owner; lower succession signal without long hold
📂 LA County Assessor — owner-of-record (assessment roll)
+5
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 38 / 100
74
12800 Vestal Ave Long Hold
Silver Lake / Echo Park 10 units Built 1942 Owner: Wilshire Management LLC Entity: llc APN: 5403-097-064
Assessed Land $993K
Assessed Improvement $1.0M
Assessed Total $2.0M
Last Sale Oct 1996
Sale Price $5.6M
Years Held 29.6 yrs
Transfer Type arms length
38
Score
Why?
Signal breakdown
Long hold
29.6 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 $2.03M vs ~$3.2M 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
Wilshire 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 38 / 100
75
15177 Clifford St Long Hold
Silver Lake / Echo Park 6 units Built 1947 Owner: Sunset Housing LLC Entity: llc APN: 5403-067-049
Assessed Land $531K
Assessed Improvement $462K
Assessed Total $993K
Last Sale Sep 2003
Sale Price $2.4M
Years Held 22.7 yrs
Transfer Type arms length
38
Score
Why?
Signal breakdown
Long hold
22.7 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 $0.99M vs ~$1.9M 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
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 38 / 100
76
2377 Lucile Ave Long Hold
Silver Lake / Echo Park 34 units Built 1970 Owner: Wilson 1997 Trust Entity: trust APN: 5402-036-094
Assessed Land $2.9M
Assessed Improvement $2.5M
Assessed Total $5.4M
Last Sale Jun 2011
Sale Price $13.0M
Years Held 14.9 yrs
Transfer Type arms length
38
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 $5.42M vs ~$10.9M 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: trust
Wilson 1997 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
77
2315 Rosemont Ave Long Hold
Silver Lake / Echo Park 31 units Built 1965 Owner: Munoz Living Trust Entity: trust APN: 5401-054-063
Assessed Land $4.0M
Assessed Improvement $2.5M
Assessed Total $6.5M
Last Sale May 2011
Sale Price $16.4M
Years Held 15.0 yrs
Transfer Type foreclosure
38
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 $6.50M vs ~$9.9M 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
Munoz 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 38 / 100
78
12483 Lemoyne St Long Hold
Silver Lake / Echo Park 15 units Built 1951 Owner: King 2005 Trust Entity: trust APN: 5420-084-006
Assessed Land $1.2M
Assessed Improvement $970K
Assessed Total $2.2M
Last Sale Mar 2014
Sale Price $6.8M
Years Held 12.2 yrs
Transfer Type arms length
38
Score
Why?
Signal breakdown
Long hold
12.2 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)
+10
Prop 13 equity gap
Assessed $2.16M 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: trust
King 2005 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
79
17751 Baxter St Long Hold
Silver Lake / Echo Park 17 units Built 1940 Owner: Kaminsky Irrevocable Trust Entity: trust APN: 5402-012-039
Assessed Land $1.2M
Assessed Improvement $1.2M
Assessed Total $2.4M
Last Sale Feb 2014
Sale Price $3.7M
Years Held 12.3 yrs
Transfer Type arms length
38
Score
Why?
Signal breakdown
Long hold
12.3 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)
+10
Prop 13 equity gap
Assessed $2.42M vs ~$5.4M 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: trust
Kaminsky 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
80
13632 Dillon St Long Hold
Silver Lake / Echo Park 10 units Built 1974 Owner: Pacific Ventures LLC Entity: llc APN: 5402-087-057
Assessed Land $919K
Assessed Improvement $690K
Assessed Total $1.6M
Last Sale Feb 2002
Sale Price $4.2M
Years Held 24.3 yrs
Transfer Type arms length
38
Score
Why?
Signal breakdown
Long hold
24.3 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 $1.61M vs ~$3.2M 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: llc
Pacific 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
81
7801 Effie St Long Hold
Silver Lake / Echo Park 17 units Built 1970 Owner: Joseph & Rosa Rosen Entity: individual APN: 5425-032-002
Assessed Land $1.9M
Assessed Improvement $2.0M
Assessed Total $3.8M
Last Sale Oct 1999
Sale Price $8.2M
Years Held 26.6 yrs
Transfer Type arms length
37
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 $3.85M vs ~$5.4M est. market (71% of comp)
At 71% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+5
Owner entity: individual
Joseph & Rosa Rosen
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
82
11759 Earl St Long Hold
Silver Lake / Echo Park 20 units Built 1955 Owner: Jose & Andrew Robinson Entity: individual APN: 5423-088-002
Assessed Land $2.2M
Assessed Improvement $1.9M
Assessed Total $4.2M
Last Sale Aug 2009
Sale Price $11.8M
Years Held 16.8 yrs
Transfer Type arms length
36
Score
Why?
Signal breakdown
Long hold
16.8 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 $4.16M vs ~$6.4M est. market (65% of comp)
At 65% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: individual
Jose & Andrew Robinson
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
83
8675 Allesandro St Long Hold
Silver Lake / Echo Park 18 units Built 1941 Owner: Juan S. Yamamoto Entity: individual APN: 5422-061-033
Assessed Land $1.8M
Assessed Improvement $1.8M
Assessed Total $3.6M
Last Sale Jul 2008
Sale Price $8.1M
Years Held 17.9 yrs
Transfer Type arms length
36
Score
Why?
Signal breakdown
Long hold
17.9 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 $3.60M vs ~$5.8M est. market (62% of comp)
At 62% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: individual
Juan S. 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
84
1293 Effie St Long Hold
Silver Lake / Echo Park 39 units Built 1948 Owner: National Residential Properties Inc Entity: corp APN: 5420-027-021
Assessed Land $3.1M
Assessed Improvement $3.1M
Assessed Total $6.2M
Last Sale Apr 2000
Sale Price $24.4M
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 $6.16M vs ~$12.5M 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
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
85
10303 Rosemont Ave Long Hold
Silver Lake / Echo Park 30 units Built 1969 Owner: Jefferson Income Fund LLC Entity: llc APN: 5401-063-027
Assessed Land $3.8M
Assessed Improvement $2.6M
Assessed Total $6.4M
Last Sale Apr 2004
Sale Price $15.7M
Years Held 22.1 yrs
Transfer Type arms length
35
Score
Why?
Signal breakdown
Long hold
22.1 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $6.41M vs ~$9.6M est. market (67% of comp)
At 67% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+5
Owner entity: llc
Jefferson Income Fund 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
86
13302 Landa St Long Hold
Silver Lake / Echo Park 8 units Built 1957 Owner: Sunrise Housing LLC Entity: llc APN: 5402-028-025
Assessed Land $941K
Assessed Improvement $867K
Assessed Total $1.8M
Last Sale Oct 1996
Sale Price $3.7M
Years Held 29.6 yrs
Transfer Type arms length
35
Score
Why?
Signal breakdown
Long hold
29.6 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 $1.81M vs ~$2.6M est. market (71% of comp)
At 71% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+5
Owner entity: llc
Sunrise 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 35 / 100
87
5533 Earl St Long Hold
Silver Lake / Echo Park 27 units Built 1985 Owner: Allied Investments Corp Entity: corp APN: 5424-003-071
Assessed Land $2.4M
Assessed Improvement $1.5M
Assessed Total $3.9M
Last Sale Jul 1999
Sale Price $10.0M
Years Held 26.9 yrs
Transfer Type arms length
35
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 $3.88M vs ~$8.6M 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
88
3643 Lucile Ave Long Hold
Silver Lake / Echo Park 29 units Built 1980 Owner: Woodland Acquisition Group LLC Entity: llc APN: 5401-078-073
Assessed Land $2.6M
Assessed Improvement $2.5M
Assessed Total $5.1M
Last Sale Nov 2009
Sale Price $10.2M
Years Held 16.5 yrs
Transfer Type arms length
34
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 $5.08M vs ~$9.3M est. market (55% of comp)
At 55% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: llc
Woodland 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 34 / 100
89
8192 N Benton Way Long Hold
Silver Lake / Echo Park 10 units Built 1948 Owner: Manchester Associates LLC Entity: llc APN: 5424-087-081
Assessed Land $1.1M
Assessed Improvement $825K
Assessed Total $1.9M
Last Sale May 2010
Sale Price $4.3M
Years Held 16.0 yrs
Transfer Type arms length
34
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 $1.88M vs ~$3.2M est. market (59% of comp)
At 59% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: llc
Manchester 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 34 / 100
90
10169 Alvarado St Long Hold
Silver Lake / Echo Park 20 units Built 1985 Owner: Prime Group LLC Entity: llc APN: 5402-003-035
Assessed Land $2.0M
Assessed Improvement $1.9M
Assessed Total $3.9M
Last Sale May 2010
Sale Price $13.3M
Years Held 16.0 yrs
Transfer Type arms length
34
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 $3.87M vs ~$6.4M est. market (60% of comp)
At 60% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: llc
Prime 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 34 / 100
91
9718 W Sunset Blvd Long Hold
Silver Lake / Echo Park 17 units Built 1977 Owner: Compton Capital LLC Entity: llc APN: 5423-063-025
Assessed Land $1.7M
Assessed Improvement $1.5M
Assessed Total $3.2M
Last Sale Dec 2009
Sale Price $9.6M
Years Held 16.4 yrs
Transfer Type arms length
34
Score
Why?
Signal breakdown
Long hold
16.4 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 $3.21M vs ~$5.4M 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
Compton Capital 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
92
11365 Rosemont Ave Long Hold
Silver Lake / Echo Park 16 units Built 1945 Owner: Jefferson Portfolio LLC Entity: llc APN: 5420-095-045
Assessed Land $1.8M
Assessed Improvement $1.1M
Assessed Total $2.9M
Last Sale Jun 2010
Sale Price $9.3M
Years Held 15.9 yrs
Transfer Type arms length
34
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 $2.86M vs ~$5.1M 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
Jefferson 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 34 / 100
93
3766 Rosemont Ave Long Hold
Silver Lake / Echo Park 5 units Built 1957 Owner: Wilshire Assets LLC Entity: llc APN: 5421-072-034
Assessed Land $451K
Assessed Improvement $420K
Assessed Total $871K
Last Sale Feb 2008
Sale Price $2.6M
Years Held 18.3 yrs
Transfer Type arms length
34
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 $0.87M vs ~$1.6M 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: llc
Wilshire 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 34 / 100
94
14454 Reservoir St Succession
Silver Lake / Echo Park 48 units Built 1950 Owner: Sherman Holdings LLC Entity: llc APN: 5403-009-045
Assessed Land $6.2M
Assessed Improvement $3.8M
Assessed Total $10.0M
Last Sale Jan 2018
Sale Price $39.1M
Years Held 8.4 yrs
Transfer Type intra family
33
Score
Why?
Signal breakdown
Long hold
8.4 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+5
Prop 13 equity gap
Assessed $10.03M vs ~$15.4M est. market (65% of comp)
At 65% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+5
Owner entity: llc
Sherman Holdings LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 33 / 100
95
1309 Clinton St Long Hold
Silver Lake / Echo Park 14 units Built 1969 Owner: Victor & Victor Salazar Entity: individual APN: 5423-077-043
Assessed Land $1.6M
Assessed Improvement $1.4M
Assessed Total $3.0M
Last Sale Aug 2006
Sale Price $9.7M
Years Held 19.7 yrs
Transfer Type arms length
33
Score
Why?
Signal breakdown
Long hold
19.7 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 $2.98M vs ~$4.5M 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: individual
Victor & Victor Salazar
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 33 / 100
96
17420 Vestal Ave Long Hold
Silver Lake / Echo Park 52 units Built 1962 Owner: Jones Revocable Trust Entity: trust APN: 5425-082-093
Assessed Land $5.7M
Assessed Improvement $4.6M
Assessed Total $10.3M
Last Sale Nov 2012
Sale Price $29.6M
Years Held 13.6 yrs
Transfer Type arms length
33
Score
Why?
Signal breakdown
Long hold
13.6 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 $10.30M vs ~$16.6M est. market (62% of comp)
At 62% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: trust
Jones 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
97
15224 Coronado St Long Hold
Silver Lake / Echo Park 46 units Built 1964 Owner: Pacific Ventures LLC Entity: llc APN: 5403-049-094
Assessed Land $4.1M
Assessed Improvement $3.2M
Assessed Total $7.3M
Last Sale Feb 2012
Sale Price $14.2M
Years Held 14.3 yrs
Transfer Type arms length
31
Score
Why?
Signal breakdown
Long hold
14.3 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)
+10
Prop 13 equity gap
Assessed $7.31M vs ~$14.7M 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: llc
Pacific 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 31 / 100
98
4664 Landa St Long Hold
Silver Lake / Echo Park 48 units Built 1955 Owner: Heritage Apartments LLC Entity: llc APN: 5401-043-024
Assessed Land $3.8M
Assessed Improvement $3.6M
Assessed Total $7.3M
Last Sale Jun 2016
Sale Price $24.4M
Years Held 10.0 yrs
Transfer Type arms length
31
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 $7.33M vs ~$15.4M 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
Heritage 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 31 / 100
99
5993 Echo Park Ave Long Hold
Silver Lake / Echo Park 12 units Built 1963 Owner: East Apartments LLC Entity: llc APN: 5403-083-081
Assessed Land $924K
Assessed Improvement $555K
Assessed Total $1.5M
Last Sale Dec 2015
Sale Price $2.4M
Years Held 10.4 yrs
Transfer Type arms length
31
Score
Why?
Signal breakdown
Long hold
10.4 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 $1.48M vs ~$3.8M 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: llc
East 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 31 / 100
100
4206 Echo Park Ave Long Hold
Silver Lake / Echo Park 5 units Built 1981 Owner: Associated Realty Company Entity: corp APN: 5403-097-025
Assessed Land $504K
Assessed Improvement $328K
Assessed Total $832K
Last Sale Feb 2001
Sale Price $1.7M
Years Held 25.2 yrs
Transfer Type arms length
30
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 $0.83M vs ~$1.6M 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
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
101
8485 Montana St Long Hold
Silver Lake / Echo Park 8 units Built 1941 Owner: Gonzalez Revocable Trust Entity: trust APN: 5403-002-093
Assessed Land $922K
Assessed Improvement $755K
Assessed Total $1.7M
Last Sale Aug 2011
Sale Price $6.2M
Years Held 14.8 yrs
Transfer Type arms length
30
Score
Why?
Signal breakdown
Long hold
14.8 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 $1.68M vs ~$2.6M 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
Gonzalez 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 30 / 100
102
6410 Fargo St Long Hold
Silver Lake / Echo Park 14 units Built 1985 Owner: United Real Estate Group Inc Entity: corp APN: 5424-078-014
Assessed Land $1.6M
Assessed Improvement $1.2M
Assessed Total $2.7M
Last Sale Apr 2003
Sale Price $5.8M
Years Held 23.1 yrs
Transfer Type arms length
30
Score
Why?
Signal breakdown
Long hold
23.1 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 $2.73M vs ~$4.5M 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
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
103
13666 Clinton St Succession
Silver Lake / Echo Park 16 units Built 1944 Owner: Capital Residential Realty Corp Entity: corp APN: 5403-084-013
Assessed Land $2.2M
Assessed Improvement $1.8M
Assessed Total $4.0M
Last Sale Apr 2016
Sale Price $11.3M
Years Held 10.1 yrs
Transfer Type quitclaim
30
Score
Why?
Signal breakdown
Long hold
10.1 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+10
Prop 13 equity gap
Assessed $4.03M vs ~$5.1M est. market (79% of comp)
At 79% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+5
Quitclaim deed
Quitclaim deed
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 30 / 100
104
16081 Edgecliffe Dr Long Hold
Silver Lake / Echo Park 33 units Built 1967 Owner: Jose E. Young Entity: individual APN: 5402-020-074
Assessed Land $2.7M
Assessed Improvement $1.7M
Assessed Total $4.5M
Last Sale Apr 2014
Sale Price $11.7M
Years Held 12.1 yrs
Transfer Type arms length
28
Score
Why?
Signal breakdown
Long hold
12.1 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+10
Prop 13 equity gap
Assessed $4.47M vs ~$10.6M 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
Jose E. Young
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
105
6106 Tularosa Dr Long Hold
Silver Lake / Echo Park 106 units Built 1947 Owner: Young Chul M. Sanchez Entity: individual APN: 5421-025-038
Assessed Land $9.6M
Assessed Improvement $7.1M
Assessed Total $16.8M
Last Sale Oct 2015
Sale Price $64.8M
Years Held 10.6 yrs
Transfer Type arms length
28
Score
Why?
Signal breakdown
Long hold
10.6 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 $16.78M vs ~$33.9M 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
Young Chul M. Sanchez
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
106
4016 Vestal Ave Long Hold
Silver Lake / Echo Park 57 units Built 1966 Owner: Vermont Management LLC Entity: llc APN: 5425-044-025
Assessed Land $4.4M
Assessed Improvement $3.5M
Assessed Total $7.9M
Last Sale Dec 2018
Sale Price $15.2M
Years Held 7.5 yrs
Transfer Type arms length
26
Score
Why?
Signal breakdown
Long hold
7.5 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 $7.93M vs ~$18.2M 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: llc
Vermont 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 26 / 100
107
1848 Dillon St Long Hold
Silver Lake / Echo Park 11 units Built 1954 Owner: Sunset Housing LLC Entity: llc APN: 5401-042-067
Assessed Land $1.3M
Assessed Improvement $799K
Assessed Total $2.1M
Last Sale Apr 2015
Sale Price $6.1M
Years Held 11.1 yrs
Transfer Type arms length
26
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 $2.12M vs ~$3.5M est. market (60% of comp)
At 60% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: 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 26 / 100
108
12258 Glendale Blvd Long Hold
Silver Lake / Echo Park 9 units Built 1952 Owner: Liberty Management LLC Entity: llc APN: 5403-014-069
Assessed Land $865K
Assessed Improvement $609K
Assessed Total $1.5M
Last Sale Nov 2015
Sale Price $5.2M
Years Held 10.5 yrs
Transfer Type arms length
26
Score
Why?
Signal breakdown
Long hold
10.5 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 $1.47M vs ~$2.9M 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: llc
Liberty 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 26 / 100
109
14518 Reservoir St Long Hold
Silver Lake / Echo Park 24 units Built 1946 Owner: North Acquisition Group LLC Entity: llc APN: 5403-038-063
Assessed Land $2.5M
Assessed Improvement $2.5M
Assessed Total $5.0M
Last Sale May 2012
Sale Price $13.2M
Years Held 14.0 yrs
Transfer Type arms length
26
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 $4.95M vs ~$7.7M est. market (64% of comp)
At 64% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: llc
North 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
110
16811 Griffith Park Blvd Long Hold
Silver Lake / Echo Park 16 units Built 1963 Owner: Greater LA Apartments Inc Entity: corp APN: 5422-060-097
Assessed Land $1.4M
Assessed Improvement $1.4M
Assessed Total $2.8M
Last Sale Apr 2008
Sale Price $10.9M
Years Held 18.1 yrs
Transfer Type arms length
26
Score
Why?
Signal breakdown
Long hold
18.1 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 $2.82M vs ~$5.1M 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
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
111
5416 N Benton Way Long Hold
Silver Lake / Echo Park 17 units Built 1950 Owner: Alice N. Vega Entity: individual APN: 5421-045-036
Assessed Land $1.3M
Assessed Improvement $1.0M
Assessed Total $2.3M
Last Sale Aug 2020
Sale Price $7.2M
Years Held 5.8 yrs
Transfer Type arms length
23
Score
Why?
Signal breakdown
Long hold
5.8 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 $2.29M vs ~$5.4M 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: individual
Alice N. Vega
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
112
17899 N Lake Shore Ave Long Hold
Silver Lake / Echo Park 8 units Built 1944 Owner: Crest Rentals LLC Entity: llc APN: 5423-093-067
Assessed Land $1.1M
Assessed Improvement $730K
Assessed Total $1.8M
Last Sale Oct 2014
Sale Price $3.0M
Years Held 11.6 yrs
Transfer Type arms length
23
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 $1.82M vs ~$2.6M est. market (71% of comp)
At 71% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+5
Owner entity: llc
Crest 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 23 / 100
113
16694 N Benton Way Long Hold
Silver Lake / Echo Park 6 units Built 1960 Owner: Southern California Management Corporation Entity: corp APN: 5402-079-096
Assessed Land $555K
Assessed Improvement $347K
Assessed Total $902K
Last Sale Feb 2014
Sale Price $3.3M
Years Held 12.3 yrs
Transfer Type arms length
23
Score
Why?
Signal breakdown
Long hold
12.3 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)
+10
Prop 13 equity gap
Assessed $0.90M vs ~$1.9M 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
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
114
11479 Allesandro St Long Hold
Silver Lake / Echo Park 14 units Built 1980 Owner: Charles T. Levy Entity: individual APN: 5422-045-091
Assessed Land $1.3M
Assessed Improvement $1.0M
Assessed Total $2.4M
Last Sale Jun 2012
Sale Price $7.5M
Years Held 13.9 yrs
Transfer Type arms length
23
Score
Why?
Signal breakdown
Long hold
13.9 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 $2.35M vs ~$4.5M 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
Charles T. Levy
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
115
7095 Alvarado St Long Hold
Silver Lake / Echo Park 16 units Built 1969 Owner: Kevin & Susan Ruiz Entity: individual APN: 5421-040-088
Assessed Land $1.4M
Assessed Improvement $1.4M
Assessed Total $2.9M
Last Sale Apr 2016
Sale Price $10.8M
Years Held 10.1 yrs
Transfer Type arms length
23
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 $2.86M vs ~$5.1M 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: individual
Kevin & Susan Ruiz
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
116
19309 Duane St Long Hold
Silver Lake / Echo Park 13 units Built 1955 Owner: Victor W. White Entity: individual APN: 5403-012-080
Assessed Land $1.1M
Assessed Improvement $1.1M
Assessed Total $2.2M
Last Sale Jan 2013
Sale Price $4.1M
Years Held 13.4 yrs
Transfer Type arms length
23
Score
Why?
Signal breakdown
Long hold
13.4 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 $2.22M vs ~$4.2M 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: individual
Victor W. White
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
117
3314 Clinton St Long Hold
Silver Lake / Echo Park 12 units Built 1976 Owner: Eric & Marco Perez Entity: individual APN: 5422-037-001
Assessed Land $1.1M
Assessed Improvement $709K
Assessed Total $1.9M
Last Sale Mar 2021
Sale Price $4.5M
Years Held 5.2 yrs
Transfer Type arms length
23
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 $1.85M vs ~$3.8M 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
Eric & Marco Perez
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
118
17098 N Alvarado St Long Hold
Silver Lake / Echo Park 41 units Built 1952 Owner: Pico Realty LLC Entity: llc APN: 5423-090-084
Assessed Land $4.6M
Assessed Improvement $4.8M
Assessed Total $9.4M
Last Sale Nov 2015
Sale Price $27.9M
Years Held 10.5 yrs
Transfer Type arms length
23
Score
Why?
Signal breakdown
Long hold
10.5 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 $9.42M vs ~$13.1M est. market (72% of comp)
At 72% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+5
Owner entity: llc
Pico 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 23 / 100
119
119 Montana St Unrealized Gain
Silver Lake / Echo Park 6 units Built 1969 Owner: Lincoln Housing LLC Entity: llc APN: 5423-092-012
Assessed Land $453K
Assessed Improvement $341K
Assessed Total $794K
Last Sale Oct 2021
Sale Price $2.0M
Years Held 4.6 yrs
Transfer Type arms length
21
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $0.79M vs ~$1.9M est. market (41% of comp)
At 41% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Lincoln Housing LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 21 / 100
120
4978 N Lake Shore Ave Long Hold
Silver Lake / Echo Park 11 units Built 1944 Owner: Encino Acquisition Group LLC Entity: llc APN: 5402-067-068
Assessed Land $1.2M
Assessed Improvement $1.1M
Assessed Total $2.2M
Last Sale Feb 2021
Sale Price $7.1M
Years Held 5.2 yrs
Transfer Type arms length
21
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 $2.23M vs ~$3.5M 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
Encino 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 21 / 100
121
4980 Vestal Ave Long Hold
Silver Lake / Echo Park 18 units Built 1980 Owner: Ralph S. Gonzalez Entity: individual APN: 5402-087-072
Assessed Land $1.9M
Assessed Improvement $1.9M
Assessed Total $3.9M
Last Sale May 2014
Sale Price $13.8M
Years Held 12.0 yrs
Transfer Type arms length
20
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 $3.87M vs ~$5.8M est. market (67% of comp)
At 67% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+5
Owner entity: individual
Ralph S. Gonzalez
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 20 / 100
122
2385 Sunset Blvd Long Hold
Silver Lake / Echo Park 20 units Built 1954 Owner: Continental Residential Realty Corp Entity: corp APN: 5421-079-045
Assessed Land $1.7M
Assessed Improvement $1.1M
Assessed Total $2.7M
Last Sale Nov 2017
Sale Price $5.3M
Years Held 8.6 yrs
Transfer Type arms length
18
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 $2.73M vs ~$6.4M est. market (43% of comp)
At 43% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 18 / 100
123
9505 Rosemont Ave Long Hold
Silver Lake / Echo Park 7 units Built 1966 Owner: Alice P. Levy Entity: individual APN: 5403-045-056
Assessed Land $643K
Assessed Improvement $507K
Assessed Total $1.1M
Last Sale Apr 2018
Sale Price $4.4M
Years Held 8.1 yrs
Transfer Type arms length
18
Score
Why?
Signal breakdown
Long hold
8.1 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)
+5
Prop 13 equity gap
Assessed $1.15M vs ~$2.2M 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: individual
Alice P. Levy
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
124
19794 Cerro Gordo St Long Hold
Silver Lake / Echo Park 12 units Built 1979 Owner: Pacific Properties Properties Inc Entity: corp APN: 5403-026-047
Assessed Land $1.1M
Assessed Improvement $906K
Assessed Total $2.0M
Last Sale Feb 2014
Sale Price $6.3M
Years Held 12.3 yrs
Transfer Type arms length
18
Score
Why?
Signal breakdown
Long hold
12.3 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)
+10
Prop 13 equity gap
Assessed $2.01M vs ~$3.8M 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
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
125
535 Baxter St Long Hold
Silver Lake / Echo Park 17 units Built 1955 Owner: Carl & Maria Lopez Entity: individual APN: 5402-074-028
Assessed Land $1.6M
Assessed Improvement $1.4M
Assessed Total $3.0M
Last Sale Sep 2018
Sale Price $10.4M
Years Held 7.7 yrs
Transfer Type arms length
18
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 $3.03M vs ~$5.4M est. market (56% of comp)
At 56% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: individual
Carl & Maria 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 18 / 100
126
6636 Redesdale Ave Long Hold
Silver Lake / Echo Park 10 units Built 1966 Owner: Rosa D. Delgado Entity: individual APN: 5403-076-046
Assessed Land $1.0M
Assessed Improvement $858K
Assessed Total $1.9M
Last Sale Dec 2020
Sale Price $3.5M
Years Held 5.4 yrs
Transfer Type arms length
18
Score
Why?
Signal breakdown
Long hold
5.4 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 $1.89M vs ~$3.2M est. market (59% of comp)
At 59% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: individual
Rosa D. Delgado
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
127
3667 Vendome St Long Hold
Silver Lake / Echo Park 19 units Built 1944 Owner: Capital Apartments Properties Inc Entity: corp APN: 5421-037-051
Assessed Land $2.0M
Assessed Improvement $1.8M
Assessed Total $3.8M
Last Sale Dec 2015
Sale Price $6.8M
Years Held 10.4 yrs
Transfer Type arms length
18
Score
Why?
Signal breakdown
Long hold
10.4 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 $3.77M vs ~$6.1M est. market (62% of comp)
At 62% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
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
128
4104 Landa St Unrealized Gain
Silver Lake / Echo Park 53 units Built 1953 Owner: Crown Management LLC Entity: llc APN: 5422-033-007
Assessed Land $5.5M
Assessed Improvement $3.7M
Assessed Total $9.3M
Last Sale Dec 2021
Sale Price $17.5M
Years Held 4.5 yrs
Transfer Type arms length
16
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $9.26M vs ~$17.0M est. market (55% of comp)
At 55% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: llc
Crown Management LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 16 / 100
129
2845 Effie St Unrealized Gain
Silver Lake / Echo Park 13 units Built 1968 Owner: Northwood Portfolio LLC Entity: llc APN: 5402-037-098
Assessed Land $1.4M
Assessed Improvement $1.1M
Assessed Total $2.5M
Last Sale Nov 2022
Sale Price $9.6M
Years Held 3.5 yrs
Transfer Type arms length
16
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $2.46M vs ~$4.2M est. market (59% of comp)
At 59% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: llc
Northwood Portfolio LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 16 / 100
130
18230 Portia St Long Hold
Silver Lake / Echo Park 18 units Built 1948 Owner: Western Residential Company Entity: corp APN: 5402-036-088
Assessed Land $1.6M
Assessed Improvement $1.3M
Assessed Total $2.9M
Last Sale Oct 2017
Sale Price $7.8M
Years Held 8.6 yrs
Transfer Type arms length
13
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 $2.93M vs ~$5.8M 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 13 / 100
131
11769 Reservoir St Unrealized Gain
Silver Lake / Echo Park 70 units Built 1941 Owner: Charles & Kevin Ito Entity: individual APN: 5422-070-013
Assessed Land $7.1M
Assessed Improvement $6.4M
Assessed Total $13.5M
Last Sale Jun 2021
Sale Price $52.3M
Years Held 4.9 yrs
Transfer Type arms length
13
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $13.53M vs ~$22.4M est. market (60% of comp)
At 60% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: individual
Charles & Kevin Ito
Individual owner; lower succession signal without long hold
📂 LA County Assessor — owner-of-record (assessment roll)
+5
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 13 / 100
132
18078 W Sunset Blvd Unrealized Gain
Silver Lake / Echo Park 8 units Built 1947 Owner: Felipe & Grace Martin Entity: individual APN: 5402-032-001
Assessed Land $1.0M
Assessed Improvement $919K
Assessed Total $1.9M
Last Sale Jan 2023
Sale Price $7.3M
Years Held 3.4 yrs
Transfer Type arms length
10
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $1.94M vs ~$2.6M est. market (76% of comp)
At 76% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+5
Owner entity: individual
Felipe & Grace Martin
Individual owner; lower succession signal without long hold
📂 LA County Assessor — owner-of-record (assessment roll)
+5
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 10 / 100
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.