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
200 leads matching filters
South Los Angeles×
1
3414 S Flower St Succession
South Los Angeles 19 units Built 1953 Owner: Chang Living Trust Entity: trust APN: 6035-009-060
Assessed Land $664K
Assessed Improvement $615K
Assessed Total $1.3M
Last Sale Jan 1992
Sale Price $4.9M
Years Held 34.4 yrs
Transfer Type quitclaim
72
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 $1.28M vs ~$4.0M est. market (32% of comp)
At 32% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: trust
Chang 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 72 / 100
2
14395 S Denker Ave, Inglewood Succession
South Los Angeles 25 units Built 1962 Owner: Salazar Revocable Trust Entity: trust APN: 6037-059-086
Assessed Land $1.1M
Assessed Improvement $1.1M
Assessed Total $2.2M
Last Sale Nov 1992
Sale Price $7.9M
Years Held 33.5 yrs
Transfer Type intra family
68
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 $2.25M vs ~$5.3M 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: trust
Salazar Revocable Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 68 / 100
3
1124 E 54th St Succession
South Los Angeles 8 units Built 1957 Owner: Williams Family Trust Entity: trust APN: 6010-025-037
Assessed Land $430K
Assessed Improvement $340K
Assessed Total $770K
Last Sale Feb 1997
Sale Price $310K
Years Held 29.3 yrs
Transfer Type intra family
65
Score
Why?
Signal breakdown
Long hold
29.3 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 $0.77M vs ~$1.7M est. market (46% of comp)
At 46% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: trust
Williams Family Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 65 / 100
4
13539 E 88th St, Inglewood Succession
South Los Angeles 42 units Built 1973 Owner: Clark Irrevocable Trust Entity: trust APN: 6006-082-056
Assessed Land $2.0M
Assessed Improvement $1.4M
Assessed Total $3.4M
Last Sale Mar 1997
Sale Price $9.7M
Years Held 29.2 yrs
Transfer Type intra family
65
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 $3.40M vs ~$8.8M est. market (39% of comp)
At 39% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: trust
Clark Irrevocable Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 65 / 100
5
5529 S Hoover St Succession
South Los Angeles 6 units Built 1956 Owner: Alicia Mendoza Entity: individual APN: 6011-015-033
Assessed Land $340K
Assessed Improvement $270K
Assessed Total $610K
Last Sale Nov 1995
Sale Price $220K
Years Held 30.6 yrs
Transfer Type quitclaim
63
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 $0.61M vs ~$1.3M est. market (48% of comp)
At 48% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Alicia Mendoza
Individual owner with long hold — estate succession risk elevated
📂 LA County Assessor — owner-of-record (assessment roll)
+10
Quitclaim deed
Quitclaim deed
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 63 / 100
6
19259 S Broadway Blvd Succession
South Los Angeles 39 units Built 1948 Owner: Ramirez 2012 Revocable Trust Entity: trust APN: 6044-058-039
Assessed Land $2.5M
Assessed Improvement $2.1M
Assessed Total $4.6M
Last Sale Aug 1992
Sale Price $15.2M
Years Held 33.8 yrs
Transfer Type quitclaim
63
Score
Why?
Signal breakdown
Long hold
33.8 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 $4.64M vs ~$8.2M 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: trust
Ramirez 2012 Revocable Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
Quitclaim deed
Quitclaim deed
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 63 / 100
7
13482 S Broadway Ave Succession
South Los Angeles 19 units Built 1948 Owner: Apex Apartments LLC Entity: llc APN: 6015-080-012
Assessed Land $757K
Assessed Improvement $568K
Assessed Total $1.3M
Last Sale Nov 2003
Sale Price $5.2M
Years Held 22.5 yrs
Transfer Type quitclaim
62
Score
Why?
Signal breakdown
Long hold
22.5 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $1.32M vs ~$4.0M est. market (33% of comp)
At 33% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: llc
Apex Apartments 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 62 / 100
8
12356 S Budlong Ave Succession
South Los Angeles 130 units Built 1956 Owner: Florence Management LLC Entity: llc APN: 6014-012-092
Assessed Land $5.4M
Assessed Improvement $3.3M
Assessed Total $8.7M
Last Sale Apr 2003
Sale Price $28.1M
Years Held 23.1 yrs
Transfer Type intra family
62
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 $8.74M vs ~$27.3M est. market (32% of comp)
At 32% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: llc
Florence Management 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 62 / 100
9
8766 S Hill St, Inglewood Succession
South Los Angeles 17 units Built 1961 Owner: Peter R. Williams Entity: individual APN: 6010-068-082
Assessed Land $631K
Assessed Improvement $637K
Assessed Total $1.3M
Last Sale Mar 2002
Sale Price $4.9M
Years Held 24.2 yrs
Transfer Type intra family
60
Score
Why?
Signal breakdown
Long hold
24.2 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $1.27M vs ~$3.6M 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: individual
Peter R. Williams
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
10
5620 E Manchester Ave Succession
South Los Angeles 20 units Built 1942 Owner: Min Jae P. Stern Entity: individual APN: 6035-015-091
Assessed Land $1.2M
Assessed Improvement $829K
Assessed Total $2.0M
Last Sale Sep 2002
Sale Price $3.7M
Years Held 23.7 yrs
Transfer Type intra family
60
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 $2.02M vs ~$4.2M est. market (48% of comp)
At 48% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Min Jae P. Stern
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
11
13371 S Naomi Ave Succession
South Los Angeles 49 units Built 1956 Owner: Frank K. Baker Entity: individual APN: 6038-012-010
Assessed Land $2.0M
Assessed Improvement $1.3M
Assessed Total $3.3M
Last Sale Dec 2007
Sale Price $4.9M
Years Held 18.5 yrs
Transfer Type quitclaim
60
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 $3.25M vs ~$10.3M est. market (32% of comp)
At 32% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: individual
Frank K. Baker
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
12
6821 Compton Ave, Inglewood Succession
South Los Angeles 43 units Built 1953 Owner: Sunset Associates LLC Entity: llc APN: 6043-013-043
Assessed Land $1.7M
Assessed Improvement $1.6M
Assessed Total $3.3M
Last Sale Aug 1999
Sale Price $9.6M
Years Held 26.7 yrs
Transfer Type quitclaim
58
Score
Why?
Signal breakdown
Long hold
26.7 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 $3.27M vs ~$9.0M 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
Sunset Associates 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 58 / 100
13
7066 S Mettler St Succession
South Los Angeles 10 units Built 1945 Owner: South Holdings LLC Entity: llc APN: 6039-041-041
Assessed Land $552K
Assessed Improvement $402K
Assessed Total $954K
Last Sale Aug 1996
Sale Price $3.2M
Years Held 29.8 yrs
Transfer Type intra family
58
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 $0.95M vs ~$2.1M est. market (45% of comp)
At 45% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
South 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 58 / 100
14
16200 E 92nd St Succession
South Los Angeles 91 units Built 1970 Owner: Prospect Realty LLC Entity: llc APN: 6035-048-021
Assessed Land $4.7M
Assessed Improvement $2.9M
Assessed Total $7.6M
Last Sale Aug 2005
Sale Price $16.5M
Years Held 20.7 yrs
Transfer Type intra family
58
Score
Why?
Signal breakdown
Long hold
20.7 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 $7.62M vs ~$19.1M 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
Prospect 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 58 / 100
15
11601 S San Pedro St Succession
South Los Angeles 43 units Built 1983 Owner: Ortega Living Trust Entity: trust APN: 6045-049-041
Assessed Land $1.6M
Assessed Improvement $1.3M
Assessed Total $2.9M
Last Sale Aug 2014
Sale Price $5.4M
Years Held 11.8 yrs
Transfer Type intra family
57
Score
Why?
Signal breakdown
Long hold
11.8 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+10
Prop 13 equity gap
Assessed $2.93M vs ~$9.0M est. market (32% of comp)
At 32% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: trust
Ortega Living Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 57 / 100
16
4893 Avalon Blvd Succession
South Los Angeles 128 units Built 1962 Owner: American Investments Corp Entity: corp APN: 6044-007-027
Assessed Land $4.6M
Assessed Improvement $4.5M
Assessed Total $9.1M
Last Sale Oct 1991
Sale Price $25.9M
Years Held 34.6 yrs
Transfer Type quitclaim
57
Score
Why?
Signal breakdown
Long hold
34.6 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+25
Prop 13 equity gap
Assessed $9.10M vs ~$26.9M est. market (34% of comp)
At 34% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
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
17
8180 S Holmes Ave Succession
South Los Angeles 12 units Built 1942 Owner: Dorothy C. Katz Entity: individual APN: 6007-057-081
Assessed Land $824K
Assessed Improvement $774K
Assessed Total $1.6M
Last Sale Aug 1999
Sale Price $4.5M
Years Held 26.7 yrs
Transfer Type intra family
55
Score
Why?
Signal breakdown
Long hold
26.7 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 $1.60M vs ~$2.5M 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: individual
Dorothy C. Katz
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
18
11207 Avalon Blvd Long Hold
South Los Angeles 33 units Built 1977 Owner: Brown Revocable Trust Entity: trust APN: 6014-013-036
Assessed Land $1.2M
Assessed Improvement $1.0M
Assessed Total $2.2M
Last Sale Jan 2002
Sale Price $8.3M
Years Held 24.3 yrs
Transfer Type arms length
54
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 $2.19M vs ~$6.9M est. market (32% of comp)
At 32% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: trust
Brown 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 54 / 100
19
11268 S Los Angeles St Succession
South Los Angeles 7 units Built 1960 Owner: Greater LA Residential Properties Inc Entity: corp APN: 6015-088-003
Assessed Land $304K
Assessed Improvement $184K
Assessed Total $488K
Last Sale Dec 1997
Sale Price $1.2M
Years Held 28.4 yrs
Transfer Type intra family
54
Score
Why?
Signal breakdown
Long hold
28.4 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $0.49M vs ~$1.5M est. market (33% of comp)
At 33% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 54 / 100
20
168 W Gage Ave Succession
South Los Angeles 8 units Built 1958 Owner: Harbor Real Estate LLC Entity: llc APN: 6013-098-045
Assessed Land $466K
Assessed Improvement $296K
Assessed Total $762K
Last Sale Nov 2007
Sale Price $1.4M
Years Held 18.5 yrs
Transfer Type intra family
54
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 $0.76M vs ~$1.7M 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
Harbor Real Estate LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 54 / 100
21
17496 E 92nd St Long Hold
South Los Angeles 18 units Built 1960 Owner: Vega Bypass Trust Entity: trust APN: 6007-068-037
Assessed Land $898K
Assessed Improvement $667K
Assessed Total $1.6M
Last Sale May 1991
Sale Price $2.9M
Years Held 35.1 yrs
Transfer Type arms length
53
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 $1.56M vs ~$3.8M est. market (41% of comp)
At 41% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: trust
Vega 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 53 / 100
22
2683 S Broadway Blvd Succession
South Los Angeles 9 units Built 1969 Owner: Roscoe Realty LLC Entity: llc APN: 6012-017-081
Assessed Land $560K
Assessed Improvement $511K
Assessed Total $1.1M
Last Sale Jul 2000
Sale Price $2.0M
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 $1.07M vs ~$1.9M 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
Roscoe 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 53 / 100
23
8764 W Martin Luther King Blvd Long Hold
South Los Angeles 20 units Built 1951 Owner: Nakamura Family Trust Entity: trust APN: 6007-019-036
Assessed Land $983K
Assessed Improvement $666K
Assessed Total $1.6M
Last Sale Apr 1995
Sale Price $6.0M
Years Held 31.1 yrs
Transfer Type arms length
53
Score
Why?
Signal breakdown
Long hold
31.1 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 $1.65M vs ~$4.2M 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: trust
Nakamura Family Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 53 / 100
24
2977 E 54th St Succession
South Los Angeles 20 units Built 1972 Owner: Capital Management Properties Inc Entity: corp APN: 6042-048-075
Assessed Land $902K
Assessed Improvement $901K
Assessed Total $1.8M
Last Sale May 1993
Sale Price $6.8M
Years Held 33.0 yrs
Transfer Type quitclaim
53
Score
Why?
Signal breakdown
Long hold
33 years
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 $1.80M vs ~$4.2M 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
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
25
12334 W Martin Luther King Blvd Long Hold
South Los Angeles 5 units Built 1974 Owner: Lin Trust Entity: trust APN: 6012-002-073
Assessed Land $242K
Assessed Improvement $165K
Assessed Total $407K
Last Sale Jun 1994
Sale Price $700K
Years Held 31.9 yrs
Transfer Type foreclosure
53
Score
Why?
Signal breakdown
Long hold
31.9 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 $0.41M vs ~$1.1M 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: trust
Lin Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 53 / 100
26
19605 S Stanford Ave, Inglewood Long Hold
South Los Angeles 7 units Built 1952 Owner: Brian & Frank Lewis Entity: individual APN: 6011-077-054
Assessed Land $244K
Assessed Improvement $191K
Assessed Total $435K
Last Sale Mar 1996
Sale Price $1.7M
Years Held 30.2 yrs
Transfer Type arms length
52
Score
Why?
Signal breakdown
Long hold
30.2 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+25
Prop 13 equity gap
Assessed $0.43M vs ~$1.5M est. market (30% of comp)
At 30% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: individual
Brian & Frank Lewis
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 52 / 100
27
2116 S Denker Ave Long Hold
South Los Angeles 8 units Built 1977 Owner: Linda F. Lee Entity: individual APN: 6040-082-053
Assessed Land $308K
Assessed Improvement $199K
Assessed Total $507K
Last Sale Feb 1995
Sale Price $1.8M
Years Held 31.2 yrs
Transfer Type arms length
52
Score
Why?
Signal breakdown
Long hold
31.2 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+25
Prop 13 equity gap
Assessed $0.51M vs ~$1.7M est. market (30% of comp)
At 30% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: individual
Linda F. Lee
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 52 / 100
28
14025 E 54th St, Inglewood Succession
South Los Angeles 13 units Built 1958 Owner: Alberto & Victor Wong Entity: individual APN: 6008-021-060
Assessed Land $801K
Assessed Improvement $579K
Assessed Total $1.4M
Last Sale Oct 2006
Sale Price $3.5M
Years Held 19.6 yrs
Transfer Type quitclaim
51
Score
Why?
Signal breakdown
Long hold
19.6 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 $1.38M vs ~$2.7M 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
Alberto & Victor Wong
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
29
594 W Martin Luther King Blvd Long Hold
South Los Angeles 40 units Built 1981 Owner: Salazar 2014 Family Trust Entity: trust APN: 6044-086-099
Assessed Land $2.1M
Assessed Improvement $1.9M
Assessed Total $4.1M
Last Sale Sep 2003
Sale Price $13.2M
Years Held 22.7 yrs
Transfer Type arms length
50
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 $4.06M vs ~$8.4M 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: trust
Salazar 2014 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
30
15504 S Normandie Ave, Inglewood Long Hold
South Los Angeles 11 units Built 1954 Owner: Ramirez 2005 Trust Entity: trust APN: 6045-091-043
Assessed Land $528K
Assessed Improvement $487K
Assessed Total $1.0M
Last Sale Sep 2001
Sale Price $3.0M
Years Held 24.7 yrs
Transfer Type arms length
50
Score
Why?
Signal breakdown
Long hold
24.7 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 $1.01M vs ~$2.3M 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
Ramirez 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 50 / 100
31
17986 S Maple Ave, Inglewood Long Hold
South Los Angeles 18 units Built 1983 Owner: Hollywood Investments LLC Entity: llc APN: 6007-059-024
Assessed Land $728K
Assessed Improvement $469K
Assessed Total $1.2M
Last Sale Jul 1990
Sale Price $2.7M
Years Held 35.8 yrs
Transfer Type arms length
50
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 $1.20M vs ~$3.8M est. market (32% of comp)
At 32% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: llc
Hollywood 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 50 / 100
32
6521 S Hooper Ave Long Hold
South Los Angeles 5 units Built 1951 Owner: Golden Ventures LLC Entity: llc APN: 6039-079-080
Assessed Land $210K
Assessed Improvement $141K
Assessed Total $351K
Last Sale Apr 1991
Sale Price $970K
Years Held 35.1 yrs
Transfer Type arms length
50
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 $0.35M vs ~$1.1M est. market (33% of comp)
At 33% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: llc
Golden 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 50 / 100
33
16918 S Western Ave Long Hold
South Los Angeles 58 units Built 1942 Owner: Goldberg Trust Entity: trust APN: 6035-074-065
Assessed Land $2.5M
Assessed Improvement $1.9M
Assessed Total $4.4M
Last Sale Jun 1996
Sale Price $13.7M
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 $4.41M vs ~$12.2M est. market (36% of comp)
At 36% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: trust
Goldberg Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 50 / 100
34
8352 Figueroa St Long Hold
South Los Angeles 7 units Built 1945 Owner: Ibarra Family Trust Entity: trust APN: 6041-015-022
Assessed Land $372K
Assessed Improvement $244K
Assessed Total $616K
Last Sale Aug 2001
Sale Price $935K
Years Held 24.8 yrs
Transfer Type arms length
50
Score
Why?
Signal breakdown
Long hold
24.8 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $0.62M vs ~$1.5M 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 Family Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 50 / 100
35
18181 Figueroa St Long Hold
South Los Angeles 7 units Built 1959 Owner: Chang 1997 Bypass Trust Entity: trust APN: 6037-062-098
Assessed Land $308K
Assessed Improvement $281K
Assessed Total $589K
Last Sale Apr 2004
Sale Price $1.9M
Years Held 22.1 yrs
Transfer Type arms length
50
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 $0.59M vs ~$1.5M est. market (40% of comp)
At 40% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: trust
Chang 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 50 / 100
36
12345 S Naomi Ave Long Hold
South Los Angeles 9 units Built 1949 Owner: Anderson Revocable Trust Entity: trust APN: 6041-057-046
Assessed Land $383K
Assessed Improvement $235K
Assessed Total $618K
Last Sale Feb 2007
Sale Price $2.3M
Years Held 19.3 yrs
Transfer Type arms length
50
Score
Why?
Signal breakdown
Long hold
19.3 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 $0.62M vs ~$1.9M est. market (33% of comp)
At 33% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: trust
Anderson 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 50 / 100
37
15821 Figueroa St, Inglewood Long Hold
South Los Angeles 32 units Built 1950 Owner: Stern Family Trust Entity: trust APN: 6039-065-059
Assessed Land $1.7M
Assessed Improvement $1.1M
Assessed Total $2.8M
Last Sale Nov 1996
Sale Price $9.6M
Years Held 29.5 yrs
Transfer Type arms length
50
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 $2.80M vs ~$6.7M est. market (42% of comp)
At 42% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: trust
Stern 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
38
15631 Grape St Long Hold
South Los Angeles 16 units Built 1955 Owner: Gutierrez 2001 Irrevocable Trust Entity: trust APN: 6044-053-009
Assessed Land $731K
Assessed Improvement $690K
Assessed Total $1.4M
Last Sale Jul 1997
Sale Price $3.0M
Years Held 28.9 yrs
Transfer Type arms length
50
Score
Why?
Signal breakdown
Long hold
28.9 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $1.42M vs ~$3.4M est. market (42% of comp)
At 42% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: trust
Gutierrez 2001 Irrevocable Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 50 / 100
39
18967 S Hill St Succession
South Los Angeles 18 units Built 1940 Owner: Liberty Income Fund LLC Entity: llc APN: 6042-049-087
Assessed Land $1.1M
Assessed Improvement $1.1M
Assessed Total $2.1M
Last Sale Apr 2008
Sale Price $4.7M
Years Held 18.1 yrs
Transfer Type intra family
49
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 $2.12M vs ~$3.8M 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
Liberty Income Fund LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 49 / 100
40
12653 E Manchester Ave Long Hold
South Los Angeles 25 units Built 1971 Owner: Grace S. Bernstein Entity: individual APN: 6009-035-034
Assessed Land $891K
Assessed Improvement $639K
Assessed Total $1.5M
Last Sale Mar 1998
Sale Price $4.6M
Years Held 28.2 yrs
Transfer Type arms length
49
Score
Why?
Signal breakdown
Long hold
28.2 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $1.53M vs ~$5.3M est. market (29% of comp)
At 29% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: individual
Grace S. Bernstein
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 49 / 100
41
18198 S Gramercy Pl Long Hold
South Los Angeles 7 units Built 1941 Owner: Sun Hee & Marie Ibarra Entity: individual APN: 6038-009-077
Assessed Land $264K
Assessed Improvement $240K
Assessed Total $504K
Last Sale Feb 2000
Sale Price $760K
Years Held 26.3 yrs
Transfer Type arms length
49
Score
Why?
Signal breakdown
Long hold
26.3 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $0.50M vs ~$1.5M est. market (34% of comp)
At 34% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: individual
Sun Hee & Marie 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 49 / 100
42
15612 E 88th St Long Hold
South Los Angeles 8 units Built 1950 Owner: Robert B. Adler Entity: individual APN: 6007-063-052
Assessed Land $329K
Assessed Improvement $229K
Assessed Total $558K
Last Sale Feb 2001
Sale Price $2.1M
Years Held 25.3 yrs
Transfer Type arms length
49
Score
Why?
Signal breakdown
Long hold
25.3 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $0.56M vs ~$1.7M est. market (33% of comp)
At 33% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: individual
Robert B. Adler
Individual owner with long hold — estate succession risk elevated
📂 LA County Assessor — owner-of-record (assessment roll)
+10
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 49 / 100
43
19076 S Figueroa St Succession
South Los Angeles 25 units Built 1969 Owner: Hernandez Bypass Trust Entity: trust APN: 6011-018-015
Assessed Land $1.5M
Assessed Improvement $1.3M
Assessed Total $2.9M
Last Sale Mar 2014
Sale Price $8.2M
Years Held 12.2 yrs
Transfer Type quitclaim
48
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 $2.87M vs ~$5.3M 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: trust
Hernandez 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 48 / 100
44
14505 S Naomi Ave Long Hold
South Los Angeles 33 units Built 1970 Owner: Juan & Brian Torres Entity: individual APN: 6041-079-001
Assessed Land $1.6M
Assessed Improvement $1.5M
Assessed Total $3.1M
Last Sale Feb 1994
Sale Price $7.0M
Years Held 32.3 yrs
Transfer Type arms length
48
Score
Why?
Signal breakdown
Long hold
32.3 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 $3.12M vs ~$6.9M 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
Juan & Brian Torres
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
45
5568 S Maple Ave Long Hold
South Los Angeles 120 units Built 1957 Owner: Min Jae & Mark Williams Entity: individual APN: 6036-007-003
Assessed Land $6.6M
Assessed Improvement $4.9M
Assessed Total $11.5M
Last Sale Dec 1991
Sale Price $40.3M
Years Held 34.5 yrs
Transfer Type arms length
48
Score
Why?
Signal breakdown
Long hold
34.5 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 $11.49M vs ~$25.2M est. market (46% of comp)
At 46% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Min Jae & Mark Williams
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
46
11466 E Vernon Ave, Inglewood Succession
South Los Angeles 8 units Built 1956 Owner: Hernandez Bypass Trust Entity: trust APN: 6010-073-079
Assessed Land $423K
Assessed Improvement $273K
Assessed Total $696K
Last Sale Jun 2018
Sale Price $2.4M
Years Held 7.9 yrs
Transfer Type intra family
48
Score
Why?
Signal breakdown
Long hold
7.9 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+5
Prop 13 equity gap
Assessed $0.70M vs ~$1.7M 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: trust
Hernandez 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 48 / 100
47
7273 S Gramercy Pl, Inglewood Long Hold
South Los Angeles 25 units Built 1953 Owner: Pinnacle Acquisition Group LLC Entity: llc APN: 6039-038-054
Assessed Land $994K
Assessed Improvement $734K
Assessed Total $1.7M
Last Sale Feb 2000
Sale Price $4.6M
Years Held 26.2 yrs
Transfer Type arms length
47
Score
Why?
Signal breakdown
Long hold
26.2 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $1.73M vs ~$5.3M est. market (33% of comp)
At 33% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: llc
Pinnacle 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 47 / 100
48
14140 S Central Ave Long Hold
South Los Angeles 8 units Built 1956 Owner: Adams Ventures LLC Entity: llc APN: 6006-017-099
Assessed Land $276K
Assessed Improvement $288K
Assessed Total $564K
Last Sale May 2006
Sale Price $915K
Years Held 20.0 yrs
Transfer Type arms length
47
Score
Why?
Signal breakdown
Long hold
20 years
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 $0.56M vs ~$1.7M est. market (34% of comp)
At 34% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: llc
Adams 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 47 / 100
49
6943 S Spring St, Inglewood Long Hold
South Los Angeles 21 units Built 1977 Owner: Harbor Group LLC Entity: llc APN: 6038-001-028
Assessed Land $791K
Assessed Improvement $661K
Assessed Total $1.5M
Last Sale Dec 1997
Sale Price $2.8M
Years Held 28.4 yrs
Transfer Type arms length
47
Score
Why?
Signal breakdown
Long hold
28.4 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 $1.45M vs ~$4.4M est. market (33% of comp)
At 33% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: llc
Harbor 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 47 / 100
50
16475 S Vermont Ave Long Hold
South Los Angeles 36 units Built 1969 Owner: West Investments LLC Entity: llc APN: 6005-002-096
Assessed Land $1.2M
Assessed Improvement $1.1M
Assessed Total $2.3M
Last Sale Oct 1997
Sale Price $3.7M
Years Held 28.6 yrs
Transfer Type arms length
47
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 $2.30M vs ~$7.6M est. market (30% of comp)
At 30% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: llc
West 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 47 / 100
51
18618 Compton Ave Long Hold
South Los Angeles 19 units Built 1946 Owner: Meridian Land Co LLC Entity: llc APN: 6041-066-025
Assessed Land $827K
Assessed Improvement $509K
Assessed Total $1.3M
Last Sale Mar 2002
Sale Price $3.2M
Years Held 24.2 yrs
Transfer Type arms length
47
Score
Why?
Signal breakdown
Long hold
24.2 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $1.34M vs ~$4.0M est. market (33% of comp)
At 33% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: llc
Meridian Land Co LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 47 / 100
52
2800 S Stanford Ave, Inglewood Succession
South Los Angeles 18 units Built 1971 Owner: Pacific Properties Properties Inc Entity: corp APN: 6013-030-054
Assessed Land $899K
Assessed Improvement $871K
Assessed Total $1.8M
Last Sale May 2008
Sale Price $6.1M
Years Held 18.0 yrs
Transfer Type quitclaim
46
Score
Why?
Signal breakdown
Long hold
18 years
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 $1.77M vs ~$3.8M 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
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
53
15225 W Manchester Ave Long Hold
South Los Angeles 9 units Built 1965 Owner: East Properties LLC Entity: llc APN: 6037-051-083
Assessed Land $380K
Assessed Improvement $313K
Assessed Total $693K
Last Sale Feb 1996
Sale Price $1.4M
Years Held 30.3 yrs
Transfer Type arms length
46
Score
Why?
Signal breakdown
Long hold
30.3 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 $0.69M vs ~$1.9M 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: llc
East Properties LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 46 / 100
54
13219 S Figueroa St Long Hold
South Los Angeles 18 units Built 1945 Owner: Cruz Living Trust Entity: trust APN: 6039-077-049
Assessed Land $907K
Assessed Improvement $673K
Assessed Total $1.6M
Last Sale Mar 2011
Sale Price $2.7M
Years Held 15.2 yrs
Transfer Type arms length
46
Score
Why?
Signal breakdown
Long hold
15.2 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+18
Prop 13 equity gap
Assessed $1.58M 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: trust
Cruz 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 46 / 100
55
13247 S Los Angeles St Long Hold
South Los Angeles 43 units Built 1959 Owner: Ortega Revocable Trust Entity: trust APN: 6005-056-053
Assessed Land $1.8M
Assessed Improvement $1.5M
Assessed Total $3.4M
Last Sale Mar 2008
Sale Price $9.9M
Years Held 18.2 yrs
Transfer Type arms length
46
Score
Why?
Signal breakdown
Long hold
18.2 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+18
Prop 13 equity gap
Assessed $3.38M vs ~$9.0M est. market (37% of comp)
At 37% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: trust
Ortega Revocable Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 46 / 100
56
5563 S San Pedro St Succession
South Los Angeles 14 units Built 1978 Owner: Prime Apartments Properties Inc Entity: corp APN: 6012-034-072
Assessed Land $763K
Assessed Improvement $533K
Assessed Total $1.3M
Last Sale Feb 2010
Sale Price $3.6M
Years Held 16.2 yrs
Transfer Type intra family
46
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 $1.30M 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
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 46 / 100
57
2836 S Mettler St, Inglewood Long Hold
South Los Angeles 22 units Built 1956 Owner: Capital Acquisition Group LLC Entity: llc APN: 6014-010-012
Assessed Land $1.0M
Assessed Improvement $708K
Assessed Total $1.7M
Last Sale May 1995
Sale Price $4.1M
Years Held 31.0 yrs
Transfer Type arms length
46
Score
Why?
Signal breakdown
Long hold
31 years
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 $1.75M vs ~$4.6M est. market (38% of comp)
At 38% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Capital 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
58
9152 S Central Ave Succession
South Los Angeles 15 units Built 1954 Owner: Elite Income Fund LLC Entity: llc APN: 6013-048-052
Assessed Land $728K
Assessed Improvement $730K
Assessed Total $1.5M
Last Sale Jun 2012
Sale Price $3.5M
Years Held 13.9 yrs
Transfer Type intra family
46
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 $1.46M vs ~$3.1M 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
Elite Income Fund LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Intra-family transfer
Intra-family transfer
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 46 / 100
59
18693 S Hooper Ave Long Hold
South Los Angeles 90 units Built 1963 Owner: Heritage Realty LLC Entity: llc APN: 6008-083-082
Assessed Land $4.6M
Assessed Improvement $3.5M
Assessed Total $8.1M
Last Sale May 1996
Sale Price $27.4M
Years Held 30.0 yrs
Transfer Type arms length
46
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 $8.11M vs ~$18.9M 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
Heritage 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 46 / 100
60
16987 S Olive St Long Hold
South Los Angeles 12 units Built 1953 Owner: Feldman Bypass Trust Entity: trust APN: 6011-082-077
Assessed Land $598K
Assessed Improvement $416K
Assessed Total $1.0M
Last Sale Nov 2006
Sale Price $3.1M
Years Held 19.5 yrs
Transfer Type arms length
46
Score
Why?
Signal breakdown
Long hold
19.5 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+18
Prop 13 equity gap
Assessed $1.01M vs ~$2.5M est. market (40% of comp)
At 40% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: trust
Feldman 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
61
18191 Avalon Blvd Long Hold
South Los Angeles 10 units Built 1950 Owner: Nguyen 2000 Trust Entity: trust APN: 6042-099-056
Assessed Land $541K
Assessed Improvement $495K
Assessed Total $1.0M
Last Sale Feb 2008
Sale Price $2.5M
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 $1.04M vs ~$2.1M 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
Nguyen 2000 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
62
8244 S Main St Long Hold
South Los Angeles 19 units Built 1948 Owner: Royal Acquisition Group LLC Entity: llc APN: 6039-061-077
Assessed Land $794K
Assessed Improvement $714K
Assessed Total $1.5M
Last Sale Jan 1994
Sale Price $4.1M
Years Held 32.4 yrs
Transfer Type arms length
46
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 $1.51M vs ~$4.0M 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
Royal 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
63
11573 E 88th St Succession
South Los Angeles 7 units Built 1966 Owner: Metro Properties Realty Corp Entity: corp APN: 6011-077-030
Assessed Land $422K
Assessed Improvement $275K
Assessed Total $697K
Last Sale Mar 2008
Sale Price $2.5M
Years Held 18.2 yrs
Transfer Type intra family
46
Score
Why?
Signal breakdown
Long hold
18.2 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+18
Prop 13 equity gap
Assessed $0.70M vs ~$1.5M 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
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 46 / 100
64
2603 S Hoover St Long Hold
South Los Angeles 12 units Built 1959 Owner: Hoover Trust Co. Entity: trust APN: 6012-019-041
Assessed Land $640K
Assessed Improvement $510K
Assessed Total $1.1M
Last Sale May 2007
Sale Price $880K
Years Held 19.0 yrs
Transfer Type arms length
46
Score
Why?
Signal breakdown
Long hold
19 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+18
Prop 13 equity gap
Assessed $1.15M vs ~$2.5M est. market (46% of comp)
At 46% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: trust
Hoover Trust Co.
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
65
13137 E Vernon Ave Long Hold
South Los Angeles 23 units Built 1983 Owner: Century Management LLC Entity: llc APN: 6013-094-066
Assessed Land $1.2M
Assessed Improvement $974K
Assessed Total $2.2M
Last Sale Feb 1995
Sale Price $4.1M
Years Held 31.2 yrs
Transfer Type arms length
46
Score
Why?
Signal breakdown
Long hold
31.2 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+25
Prop 13 equity gap
Assessed $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: llc
Century 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 46 / 100
66
18209 S Broadway Ave Long Hold
South Los Angeles 31 units Built 1943 Owner: Rodriguez Bypass Trust Entity: trust APN: 6006-016-046
Assessed Land $1.3M
Assessed Improvement $1.4M
Assessed Total $2.7M
Last Sale Feb 2008
Sale Price $4.7M
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 $2.66M vs ~$6.5M 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: trust
Rodriguez 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
67
5240 W Imperial Hwy, Inglewood Long Hold
South Los Angeles 10 units Built 1943 Owner: Brown Revocable Trust Entity: trust APN: 6013-094-067
Assessed Land $474K
Assessed Improvement $419K
Assessed Total $893K
Last Sale Sep 2010
Sale Price $2.7M
Years Held 15.7 yrs
Transfer Type arms length
46
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 $0.89M vs ~$2.1M est. market (43% of comp)
At 43% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: trust
Brown Revocable Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 46 / 100
68
16369 S Spring St Long Hold
South Los Angeles 6 units Built 1969 Owner: Olympic Investments LLC Entity: llc APN: 6006-002-016
Assessed Land $267K
Assessed Improvement $237K
Assessed Total $504K
Last Sale Oct 1990
Sale Price $1.6M
Years Held 35.6 yrs
Transfer Type arms length
46
Score
Why?
Signal breakdown
Long hold
35.6 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+25
Prop 13 equity gap
Assessed $0.50M vs ~$1.3M 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
Olympic 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
69
18359 W Imperial Hwy Long Hold
South Los Angeles 10 units Built 1970 Owner: Kim 2000 Revocable Trust Entity: trust APN: 6005-071-096
Assessed Land $515K
Assessed Improvement $429K
Assessed Total $944K
Last Sale May 2009
Sale Price $1.5M
Years Held 17.1 yrs
Transfer Type arms length
46
Score
Why?
Signal breakdown
Long hold
17.1 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 $0.94M vs ~$2.1M est. market (45% of comp)
At 45% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: trust
Kim 2000 Revocable Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 46 / 100
70
16427 Compton Ave Long Hold
South Los Angeles 7 units Built 1982 Owner: Henry D. Vega Entity: individual APN: 6045-020-015
Assessed Land $319K
Assessed Improvement $249K
Assessed Total $568K
Last Sale May 2006
Sale Price $1.1M
Years Held 20.0 yrs
Transfer Type arms length
45
Score
Why?
Signal breakdown
Long hold
20 years
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 $0.57M vs ~$1.5M 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: individual
Henry D. Vega
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
71
12802 S Vermont Ave, Inglewood Long Hold
South Los Angeles 14 units Built 1940 Owner: William & Bruce Cho Entity: individual APN: 6038-009-059
Assessed Land $605K
Assessed Improvement $568K
Assessed Total $1.2M
Last Sale May 1997
Sale Price $2.2M
Years Held 29.0 yrs
Transfer Type arms length
45
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 $1.17M vs ~$2.9M est. market (40% of comp)
At 40% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
William & Bruce Cho
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
72
2014 S Vermont Ave Long Hold
South Los Angeles 14 units Built 1961 Owner: Margaret Thompson Entity: individual APN: 6012-008-034
Assessed Land $730K
Assessed Improvement $580K
Assessed Total $1.3M
Last Sale Sep 2001
Sale Price $820K
Years Held 24.7 yrs
Transfer Type arms length
45
Score
Why?
Signal breakdown
Long hold
24.7 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 $1.31M vs ~$2.9M 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
Margaret Thompson
Individual owner with long hold — estate succession risk elevated
📂 LA County Assessor — owner-of-record (assessment roll)
+10
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 45 / 100
73
16619 S Menlo Ave Long Hold
South Los Angeles 18 units Built 1969 Owner: Elena D. Campbell Entity: individual APN: 6008-016-021
Assessed Land $1.1M
Assessed Improvement $705K
Assessed Total $1.8M
Last Sale Jun 2001
Sale Price $4.5M
Years Held 24.9 yrs
Transfer Type arms length
45
Score
Why?
Signal breakdown
Long hold
24.9 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 $1.76M vs ~$3.8M 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: individual
Elena D. Campbell
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
74
13691 S Hope St, Inglewood Long Hold
South Los Angeles 5 units Built 1958 Owner: Ortega 1997 Irrevocable Trust Entity: trust APN: 6041-036-089
Assessed Land $282K
Assessed Improvement $261K
Assessed Total $543K
Last Sale Apr 1997
Sale Price $1.9M
Years Held 29.1 yrs
Transfer Type arms length
45
Score
Why?
Signal breakdown
Long hold
29.1 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 $0.54M vs ~$1.1M est. market (52% of comp)
At 52% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: trust
Ortega 1997 Irrevocable Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 45 / 100
75
19585 E Vernon Ave Succession
South Los Angeles 28 units Built 1951 Owner: Prime Investments Properties Inc Entity: corp APN: 6045-096-059
Assessed Land $1.8M
Assessed Improvement $1.4M
Assessed Total $3.2M
Last Sale Sep 1996
Sale Price $11.7M
Years Held 29.7 yrs
Transfer Type quitclaim
45
Score
Why?
Signal breakdown
Long hold
29.7 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 $3.21M vs ~$5.9M 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
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
76
19539 S Mettler St Long Hold
South Los Angeles 12 units Built 1954 Owner: Hyun Soo & Eric Kaminsky Entity: individual APN: 6039-074-089
Assessed Land $621K
Assessed Improvement $474K
Assessed Total $1.1M
Last Sale Mar 2004
Sale Price $2.9M
Years Held 22.2 yrs
Transfer Type arms length
45
Score
Why?
Signal breakdown
Long hold
22.2 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $1.09M vs ~$2.5M 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 & Eric 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 45 / 100
77
13793 Compton Ave Long Hold
South Los Angeles 18 units Built 1947 Owner: Elizabeth & Mario Torres Entity: individual APN: 6044-096-091
Assessed Land $811K
Assessed Improvement $694K
Assessed Total $1.5M
Last Sale Jan 1999
Sale Price $3.1M
Years Held 27.4 yrs
Transfer Type arms length
45
Score
Why?
Signal breakdown
Long hold
27.4 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 $1.50M 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: individual
Elizabeth & Mario Torres
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
78
14235 S Van Ness Ave Long Hold
South Los Angeles 80 units Built 1953 Owner: Steven D. Hall Entity: individual APN: 6007-029-041
Assessed Land $3.3M
Assessed Improvement $2.4M
Assessed Total $5.7M
Last Sale Nov 2006
Sale Price $13.6M
Years Held 19.5 yrs
Transfer Type arms length
45
Score
Why?
Signal breakdown
Long hold
19.5 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+18
Prop 13 equity gap
Assessed $5.69M vs ~$16.8M est. market (34% of comp)
At 34% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: individual
Steven D. Hall
Individual owner with long hold — estate succession risk elevated
📂 LA County Assessor — owner-of-record (assessment roll)
+10
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 45 / 100
79
15951 S Grand Ave Long Hold
South Los Angeles 36 units Built 1979 Owner: Min Jae J. Freeman Entity: individual APN: 6014-090-086
Assessed Land $1.4M
Assessed Improvement $1.4M
Assessed Total $2.9M
Last Sale Jan 2005
Sale Price $6.2M
Years Held 21.3 yrs
Transfer Type arms length
45
Score
Why?
Signal breakdown
Long hold
21.3 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $2.89M vs ~$7.6M 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: individual
Min Jae J. Freeman
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
80
890 S Hill St Long Hold
South Los Angeles 6 units Built 1968 Owner: Diego & Victor Ruiz Entity: individual APN: 6014-012-013
Assessed Land $273K
Assessed Improvement $220K
Assessed Total $493K
Last Sale Nov 2003
Sale Price $820K
Years Held 22.5 yrs
Transfer Type arms length
45
Score
Why?
Signal breakdown
Long hold
22.5 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $0.49M vs ~$1.3M est. market (39% of comp)
At 39% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Diego & Victor Ruiz
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
81
12975 S Gramercy Pl Long Hold
South Los Angeles 32 units Built 1975 Owner: Manuel & Pedro Ortega Entity: individual APN: 6007-012-032
Assessed Land $1.3M
Assessed Improvement $913K
Assessed Total $2.2M
Last Sale Nov 2010
Sale Price $7.9M
Years Held 15.5 yrs
Transfer Type arms length
45
Score
Why?
Signal breakdown
Long hold
15.5 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+18
Prop 13 equity gap
Assessed $2.20M vs ~$6.7M est. market (33% of comp)
At 33% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: individual
Manuel & Pedro Ortega
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
82
6615 S Central Ave Long Hold
South Los Angeles 10 units Built 1954 Owner: Thomas & Eula Grant Entity: individual APN: 6010-009-026
Assessed Land $530K
Assessed Improvement $420K
Assessed Total $950K
Last Sale Jan 2003
Sale Price $680K
Years Held 23.3 yrs
Transfer Type arms length
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 $0.95M vs ~$2.1M est. market (45% of comp)
At 45% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Thomas & Eula Grant
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
83
5643 S Broadway St, Inglewood Long Hold
South Los Angeles 36 units Built 1953 Owner: Sato Family Trust Entity: trust APN: 6015-061-059
Assessed Land $2.0M
Assessed Improvement $1.8M
Assessed Total $3.8M
Last Sale Apr 2000
Sale Price $12.4M
Years Held 26.1 yrs
Transfer Type arms length
45
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 $3.83M vs ~$7.6M est. market (51% of comp)
At 51% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: trust
Sato Family Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 45 / 100
84
12029 W Florence Ave Long Hold
South Los Angeles 14 units Built 1956 Owner: Rafael & Manuel Perez Entity: individual APN: 6011-061-027
Assessed Land $701K
Assessed Improvement $428K
Assessed Total $1.1M
Last Sale Mar 1998
Sale Price $2.5M
Years Held 28.2 yrs
Transfer Type arms length
45
Score
Why?
Signal breakdown
Long hold
28.2 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $1.13M vs ~$2.9M 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: individual
Rafael & Manuel Perez
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
85
17708 S Maple Ave, Inglewood Long Hold
South Los Angeles 11 units Built 1967 Owner: Arthur & Jose Johnson Entity: individual APN: 6036-001-088
Assessed Land $509K
Assessed Improvement $481K
Assessed Total $990K
Last Sale Mar 2000
Sale Price $3.0M
Years Held 26.2 yrs
Transfer Type arms length
45
Score
Why?
Signal breakdown
Long hold
26.2 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $0.99M vs ~$2.3M 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: individual
Arthur & Jose Johnson
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
86
10296 S Figueroa St Long Hold
South Los Angeles 28 units Built 1941 Owner: North Partners LLC Entity: llc APN: 6015-017-068
Assessed Land $1.3M
Assessed Improvement $801K
Assessed Total $2.1M
Last Sale Nov 2008
Sale Price $4.4M
Years Held 17.5 yrs
Transfer Type arms length
43
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 $2.06M vs ~$5.9M 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)
+17
Owner entity: llc
North Partners LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 43 / 100
87
1991 S Hooper Ave Succession
South Los Angeles 11 units Built 1970 Owner: Raymond S. Ortega Entity: individual APN: 6043-067-023
Assessed Land $595K
Assessed Improvement $369K
Assessed Total $964K
Last Sale Oct 2012
Sale Price $2.5M
Years Held 13.6 yrs
Transfer Type quitclaim
43
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 $0.96M vs ~$2.3M est. market (42% of comp)
At 42% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Raymond S. Ortega
Individual owner; lower succession signal without long hold
📂 LA County Assessor — owner-of-record (assessment roll)
+5
Quitclaim deed
Quitclaim deed
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 43 / 100
88
514 S Flower St Long Hold
South Los Angeles 13 units Built 1957 Owner: Pico Capital LLC Entity: llc APN: 6036-059-062
Assessed Land $670K
Assessed Improvement $484K
Assessed Total $1.2M
Last Sale Sep 1999
Sale Price $4.1M
Years Held 26.7 yrs
Transfer Type arms length
43
Score
Why?
Signal breakdown
Long hold
26.7 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 $1.15M vs ~$2.7M est. market (42% of comp)
At 42% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Pico 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 43 / 100
89
17791 S Spring St Long Hold
South Los Angeles 14 units Built 1981 Owner: Vanowen Realty LLC Entity: llc APN: 6013-007-009
Assessed Land $742K
Assessed Improvement $536K
Assessed Total $1.3M
Last Sale May 2006
Sale Price $4.4M
Years Held 20.0 yrs
Transfer Type arms length
43
Score
Why?
Signal breakdown
Long hold
20 years
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 $1.28M 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
Vanowen Realty LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 43 / 100
90
5334 S Grand Ave Long Hold
South Los Angeles 12 units Built 1974 Owner: Vermont Acquisition Group LLC Entity: llc APN: 6037-066-010
Assessed Land $587K
Assessed Improvement $561K
Assessed Total $1.1M
Last Sale Sep 2004
Sale Price $2.9M
Years Held 21.7 yrs
Transfer Type arms length
43
Score
Why?
Signal breakdown
Long hold
21.7 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $1.15M vs ~$2.5M 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
Vermont 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 43 / 100
91
8554 S Hill St Long Hold
South Los Angeles 10 units Built 1956 Owner: Southwood Ventures LLC Entity: llc APN: 6005-057-041
Assessed Land $500K
Assessed Improvement $335K
Assessed Total $835K
Last Sale Nov 2000
Sale Price $2.3M
Years Held 25.5 yrs
Transfer Type arms length
43
Score
Why?
Signal breakdown
Long hold
25.5 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 $0.83M vs ~$2.1M 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
Southwood Ventures LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 43 / 100
92
15582 S Mettler St Succession
South Los Angeles 10 units Built 1960 Owner: Oscar & Ivan Allen Entity: individual APN: 6013-035-054
Assessed Land $468K
Assessed Improvement $340K
Assessed Total $808K
Last Sale Jun 2015
Sale Price $2.3M
Years Held 10.9 yrs
Transfer Type quitclaim
43
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 $0.81M vs ~$2.1M est. market (38% of comp)
At 38% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Oscar & Ivan Allen
Individual owner; lower succession signal without long hold
📂 LA County Assessor — owner-of-record (assessment roll)
+5
Quitclaim deed
Quitclaim deed
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 43 / 100
93
14959 W Century Blvd, Inglewood Long Hold
South Los Angeles 12 units Built 1972 Owner: Lincoln Capital LLC Entity: llc APN: 6037-076-071
Assessed Land $547K
Assessed Improvement $516K
Assessed Total $1.1M
Last Sale Feb 2006
Sale Price $3.4M
Years Held 20.3 yrs
Transfer Type arms length
43
Score
Why?
Signal breakdown
Long hold
20.3 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $1.06M vs ~$2.5M 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
Lincoln 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 43 / 100
94
18130 S San Julian St Long Hold
South Los Angeles 20 units Built 1941 Owner: Prospect Partners LLC Entity: llc APN: 6035-043-082
Assessed Land $930K
Assessed Improvement $733K
Assessed Total $1.7M
Last Sale Nov 1999
Sale Price $2.8M
Years Held 26.6 yrs
Transfer Type arms length
43
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 $1.66M vs ~$4.2M est. market (40% of comp)
At 40% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Prospect Partners LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 43 / 100
95
5324 S Broadway Ave Long Hold
South Los Angeles 22 units Built 1959 Owner: Lisa & Douglas Wright Entity: individual APN: 6036-087-054
Assessed Land $1.4M
Assessed Improvement $1.2M
Assessed Total $2.6M
Last Sale Feb 1996
Sale Price $5.6M
Years Held 30.2 yrs
Transfer Type foreclosure
43
Score
Why?
Signal breakdown
Long hold
30.2 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+25
Prop 13 equity gap
Assessed $2.60M vs ~$4.6M 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
Lisa & Douglas Wright
Individual owner with long hold — estate succession risk elevated
📂 LA County Assessor — owner-of-record (assessment roll)
+10
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 43 / 100
96
17027 S Main St Long Hold
South Los Angeles 30 units Built 1956 Owner: Adams Income Fund LLC Entity: llc APN: 6013-081-081
Assessed Land $991K
Assessed Improvement $982K
Assessed Total $2.0M
Last Sale Jul 2008
Sale Price $3.5M
Years Held 17.8 yrs
Transfer Type arms length
43
Score
Why?
Signal breakdown
Long hold
17.8 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+18
Prop 13 equity gap
Assessed $1.97M vs ~$6.3M est. market (31% of comp)
At 31% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: llc
Adams 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 43 / 100
97
1049 W 39th Pl Long Hold
South Los Angeles 5 units Built 1955 Owner: Eastwood Holdings LLC Entity: llc APN: 6010-027-009
Assessed Land $249K
Assessed Improvement $238K
Assessed Total $487K
Last Sale May 1999
Sale Price $990K
Years Held 27.0 yrs
Transfer Type arms length
43
Score
Why?
Signal breakdown
Long hold
27 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $0.49M vs ~$1.1M 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
Eastwood 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
98
4015 S Hope St Long Hold
South Los Angeles 63 units Built 1948 Owner: Adams Real Estate LLC Entity: llc APN: 6009-023-049
Assessed Land $2.9M
Assessed Improvement $2.4M
Assessed Total $5.3M
Last Sale Jun 2004
Sale Price $19.9M
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 $5.30M vs ~$13.2M est. market (40% of comp)
At 40% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Adams 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
99
4424 S Main St Long Hold
South Los Angeles 9 units Built 1960 Owner: Main St Properties LLC Entity: llc APN: 6012-011-017
Assessed Land $480K
Assessed Improvement $380K
Assessed Total $860K
Last Sale Apr 2002
Sale Price $590K
Years Held 24.1 yrs
Transfer Type arms length
43
Score
Why?
Signal breakdown
Long hold
24.1 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 $0.86M 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
Main St 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
100
17392 S Mettler St Long Hold
South Los Angeles 34 units Built 1971 Owner: Harbor Apartments LLC Entity: llc APN: 6039-001-057
Assessed Land $1.7M
Assessed Improvement $1.6M
Assessed Total $3.4M
Last Sale Dec 1997
Sale Price $5.7M
Years Held 28.4 yrs
Transfer Type arms length
43
Score
Why?
Signal breakdown
Long hold
28.4 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $3.37M vs ~$7.1M est. market (47% of comp)
At 47% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Harbor 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 43 / 100
101
5839 S San Julian St Long Hold
South Los Angeles 9 units Built 1973 Owner: Aguilar 1998 Living Trust Entity: trust APN: 6037-087-049
Assessed Land $332K
Assessed Improvement $315K
Assessed Total $647K
Last Sale Jan 2016
Sale Price $1.9M
Years Held 10.3 yrs
Transfer Type arms length
42
Score
Why?
Signal breakdown
Long hold
10.3 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 $0.65M vs ~$1.9M est. market (34% of comp)
At 34% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: trust
Aguilar 1998 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 42 / 100
102
14669 S Western Ave Long Hold
South Los Angeles 23 units Built 1963 Owner: Allen 2010 Living Trust Entity: trust APN: 6042-096-006
Assessed Land $772K
Assessed Improvement $722K
Assessed Total $1.5M
Last Sale Nov 2014
Sale Price $2.7M
Years Held 11.5 yrs
Transfer Type arms length
42
Score
Why?
Signal breakdown
Long hold
11.5 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+10
Prop 13 equity gap
Assessed $1.49M vs ~$4.8M est. market (31% of comp)
At 31% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: trust
Allen 2010 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 42 / 100
103
19755 Wilmington Ave Long Hold
South Los Angeles 7 units Built 1948 Owner: Williams Family Trust Entity: trust APN: 6035-023-064
Assessed Land $257K
Assessed Improvement $185K
Assessed Total $442K
Last Sale Jul 2015
Sale Price $975K
Years Held 10.8 yrs
Transfer Type arms length
42
Score
Why?
Signal breakdown
Long hold
10.8 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 $0.44M vs ~$1.5M est. market (30% of comp)
At 30% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: trust
Williams 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 42 / 100
104
3699 E Manchester Ave, Inglewood Long Hold
South Los Angeles 12 units Built 1959 Owner: Lopez Living Trust Entity: trust APN: 6037-019-075
Assessed Land $453K
Assessed Improvement $350K
Assessed Total $803K
Last Sale Nov 2013
Sale Price $3.1M
Years Held 12.5 yrs
Transfer Type arms length
42
Score
Why?
Signal breakdown
Long hold
12.5 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 $0.80M vs ~$2.5M est. market (32% of comp)
At 32% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: trust
Lopez 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 42 / 100
105
7021 S Crocker St, Inglewood Succession
South Los Angeles 33 units Built 1981 Owner: Prime Acquisition Group LLC Entity: llc APN: 6044-010-058
Assessed Land $1.7M
Assessed Improvement $1.2M
Assessed Total $2.9M
Last Sale Dec 2018
Sale Price $9.5M
Years Held 7.5 yrs
Transfer Type quitclaim
41
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 $2.85M vs ~$6.9M 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
Prime 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 41 / 100
106
16650 S Figueroa St, Inglewood Long Hold
South Los Angeles 52 units Built 1940 Owner: Ronald & Alberto Thompson Entity: individual APN: 6008-047-029
Assessed Land $2.4M
Assessed Improvement $2.0M
Assessed Total $4.4M
Last Sale Mar 2010
Sale Price $9.5M
Years Held 16.2 yrs
Transfer Type arms length
41
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 $4.41M vs ~$10.9M est. market (40% of comp)
At 40% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Ronald & Alberto 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 41 / 100
107
16120 S Flower St Long Hold
South Los Angeles 9 units Built 1968 Owner: Cruz 2010 Family Trust Entity: trust APN: 6010-068-007
Assessed Land $509K
Assessed Improvement $457K
Assessed Total $966K
Last Sale Apr 2011
Sale Price $2.9M
Years Held 15.1 yrs
Transfer Type arms length
41
Score
Why?
Signal breakdown
Long hold
15.1 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 $0.97M vs ~$1.9M 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: trust
Cruz 2010 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 41 / 100
108
4420 W Century Blvd Long Hold
South Los Angeles 20 units Built 1972 Owner: Ivan & Ronald Delgado Entity: individual APN: 6036-054-030
Assessed Land $1.0M
Assessed Improvement $690K
Assessed Total $1.7M
Last Sale Jan 2011
Sale Price $5.2M
Years Held 15.4 yrs
Transfer Type arms length
41
Score
Why?
Signal breakdown
Long hold
15.4 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 $1.69M vs ~$4.2M est. market (40% of comp)
At 40% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Ivan & Ronald Delgado
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
109
4434 E Gage Ave, Inglewood Long Hold
South Los Angeles 33 units Built 1956 Owner: Vista Associates LLC Entity: llc APN: 6040-052-004
Assessed Land $2.3M
Assessed Improvement $2.1M
Assessed Total $4.3M
Last Sale Oct 1990
Sale Price $16.2M
Years Held 35.6 yrs
Transfer Type arms length
41
Score
Why?
Signal breakdown
Long hold
35.6 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+25
Prop 13 equity gap
Assessed $4.32M vs ~$6.9M est. market (62% of comp)
At 62% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: llc
Vista 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 41 / 100
110
2709 S Mettler St Long Hold
South Los Angeles 9 units Built 1983 Owner: Nakamura 2000 Living Trust Entity: trust APN: 6011-044-024
Assessed Land $481K
Assessed Improvement $496K
Assessed Total $977K
Last Sale Dec 2006
Sale Price $2.0M
Years Held 19.4 yrs
Transfer Type arms length
41
Score
Why?
Signal breakdown
Long hold
19.4 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+18
Prop 13 equity gap
Assessed $0.98M 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: trust
Nakamura 2000 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
111
12516 S Western Ave Long Hold
South Los Angeles 19 units Built 1964 Owner: Patricia M. Green Entity: individual APN: 6036-081-066
Assessed Land $888K
Assessed Improvement $811K
Assessed Total $1.7M
Last Sale Nov 2009
Sale Price $6.6M
Years Held 16.5 yrs
Transfer Type arms length
41
Score
Why?
Signal breakdown
Long hold
16.5 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+18
Prop 13 equity gap
Assessed $1.70M vs ~$4.0M est. market (43% of comp)
At 43% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Patricia M. Green
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
112
5689 S Broadway St Long Hold
South Los Angeles 14 units Built 1960 Owner: Thomas & Jeffrey Miller Entity: individual APN: 6012-067-003
Assessed Land $888K
Assessed Improvement $851K
Assessed Total $1.7M
Last Sale Feb 2003
Sale Price $4.4M
Years Held 23.2 yrs
Transfer Type arms length
40
Score
Why?
Signal breakdown
Long hold
23.2 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $1.74M vs ~$2.9M est. market (59% of comp)
At 59% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: individual
Thomas & Jeffrey Miller
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
113
18030 S Los Angeles St Long Hold
South Los Angeles 9 units Built 1969 Owner: Ronald & Pedro Ortega Entity: individual APN: 6015-049-004
Assessed Land $511K
Assessed Improvement $534K
Assessed Total $1.0M
Last Sale Mar 2000
Sale Price $2.3M
Years Held 26.2 yrs
Transfer Type arms length
40
Score
Why?
Signal breakdown
Long hold
26.2 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $1.04M vs ~$1.9M est. market (55% of comp)
At 55% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: individual
Ronald & Pedro Ortega
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
114
7302 W Martin Luther King Blvd Long Hold
South Los Angeles 31 units Built 1960 Owner: Encino Real Estate LLC Entity: llc APN: 6038-094-048
Assessed Land $1.4M
Assessed Improvement $876K
Assessed Total $2.3M
Last Sale Aug 2009
Sale Price $5.8M
Years Held 16.7 yrs
Transfer Type arms length
39
Score
Why?
Signal breakdown
Long hold
16.7 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 $2.31M vs ~$6.5M est. market (35% of comp)
At 35% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Encino 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
115
11799 S Menlo Ave Long Hold
South Los Angeles 11 units Built 1956 Owner: Florence Equities LLC Entity: llc APN: 6011-029-044
Assessed Land $582K
Assessed Improvement $464K
Assessed Total $1.0M
Last Sale May 2008
Sale Price $2.9M
Years Held 18.0 yrs
Transfer Type arms length
39
Score
Why?
Signal breakdown
Long hold
18 years
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 $1.05M vs ~$2.3M 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
Florence Equities LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 39 / 100
116
15624 Grape St Long Hold
South Los Angeles 12 units Built 1961 Owner: Pico Ventures LLC Entity: llc APN: 6037-022-063
Assessed Land $651K
Assessed Improvement $431K
Assessed Total $1.1M
Last Sale Feb 2009
Sale Price $3.9M
Years Held 17.3 yrs
Transfer Type arms length
39
Score
Why?
Signal breakdown
Long hold
17.3 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+18
Prop 13 equity gap
Assessed $1.08M vs ~$2.5M 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
Pico 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 39 / 100
117
9035 S Hope St Long Hold
South Los Angeles 17 units Built 1942 Owner: Highland Income Fund LLC Entity: llc APN: 6014-019-067
Assessed Land $787K
Assessed Improvement $508K
Assessed Total $1.3M
Last Sale May 2008
Sale Price $3.7M
Years Held 18.0 yrs
Transfer Type arms length
39
Score
Why?
Signal breakdown
Long hold
18 years
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 $1.29M vs ~$3.6M 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
Highland 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 39 / 100
118
1808 W Slauson Ave Long Hold
South Los Angeles 14 units Built 1962 Owner: Slauson Ave LLC Entity: llc APN: 6012-027-004
Assessed Land $740K
Assessed Improvement $590K
Assessed Total $1.3M
Last Sale Oct 2006
Sale Price $1.4M
Years Held 19.6 yrs
Transfer Type arms length
39
Score
Why?
Signal breakdown
Long hold
19.6 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 $1.33M vs ~$2.9M 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
Slauson Ave LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 39 / 100
119
13282 S Main St Long Hold
South Los Angeles 8 units Built 1976 Owner: Encino Realty LLC Entity: llc APN: 6008-068-035
Assessed Land $355K
Assessed Improvement $355K
Assessed Total $710K
Last Sale May 2011
Sale Price $1.6M
Years Held 15.0 yrs
Transfer Type arms length
39
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 $0.71M vs ~$1.7M est. market (42% of comp)
At 42% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Encino Realty LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 39 / 100
120
12087 S Halldale Ave Long Hold
South Los Angeles 76 units Built 1951 Owner: Westwood Land Co LLC Entity: llc APN: 6009-059-027
Assessed Land $3.7M
Assessed Improvement $2.9M
Assessed Total $6.6M
Last Sale Oct 2008
Sale Price $24.7M
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 $6.63M vs ~$16.0M 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
Westwood Land Co LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 39 / 100
121
3344 S Normandie Ave Long Hold
South Los Angeles 18 units Built 1963 Owner: Normandie South LLC Entity: llc APN: 6012-033-012
Assessed Land $960K
Assessed Improvement $770K
Assessed Total $1.7M
Last Sale Aug 2009
Sale Price $1.5M
Years Held 16.8 yrs
Transfer Type arms length
39
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 $1.73M vs ~$3.8M est. market (46% of comp)
At 46% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Normandie South 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
122
2911 S Figueroa St Long Hold
South Los Angeles 30 units Built 1971 Owner: Figueroa Tower LLC Entity: llc APN: 6010-038-021
Assessed Land $1.6M
Assessed Improvement $1.3M
Assessed Total $2.8M
Last Sale Mar 2010
Sale Price $2.8M
Years Held 16.2 yrs
Transfer Type arms length
39
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 $2.84M vs ~$6.3M 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
Figueroa Tower 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
123
12262 S Gramercy Pl, Inglewood Long Hold
South Los Angeles 13 units Built 1948 Owner: Sunset Acquisition Group LLC Entity: llc APN: 6008-032-052
Assessed Land $584K
Assessed Improvement $550K
Assessed Total $1.1M
Last Sale Dec 2007
Sale Price $3.0M
Years Held 18.4 yrs
Transfer Type arms length
39
Score
Why?
Signal breakdown
Long hold
18.4 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 $1.13M vs ~$2.7M est. market (42% of comp)
At 42% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Sunset 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 39 / 100
124
14950 W Martin Luther King Blvd Long Hold
South Los Angeles 52 units Built 1961 Owner: Ridge Partners LLC Entity: llc APN: 6008-074-051
Assessed Land $2.9M
Assessed Improvement $2.0M
Assessed Total $4.9M
Last Sale Jun 2009
Sale Price $15.7M
Years Held 16.9 yrs
Transfer Type arms length
39
Score
Why?
Signal breakdown
Long hold
16.9 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 $4.92M vs ~$10.9M 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
Ridge Partners LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 39 / 100
125
15924 Figueroa St Long Hold
South Los Angeles 53 units Built 1960 Owner: Prime Holdings LLC Entity: llc APN: 6015-031-068
Assessed Land $2.9M
Assessed Improvement $1.7M
Assessed Total $4.6M
Last Sale Jun 2006
Sale Price $12.7M
Years Held 19.9 yrs
Transfer Type arms length
39
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 $4.63M vs ~$11.1M est. market (42% of comp)
At 42% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Prime Holdings LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 39 / 100
126
17591 W Florence Ave Long Hold
South Los Angeles 10 units Built 1967 Owner: Valley Assets LLC Entity: llc APN: 6006-076-065
Assessed Land $550K
Assessed Improvement $449K
Assessed Total $999K
Last Sale Sep 2008
Sale Price $3.4M
Years Held 17.7 yrs
Transfer Type arms length
39
Score
Why?
Signal breakdown
Long hold
17.7 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+18
Prop 13 equity gap
Assessed $1.00M vs ~$2.1M 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
Valley 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 39 / 100
127
13898 S Spring St, Inglewood Long Hold
South Los Angeles 25 units Built 1945 Owner: Saticoy Partners LLC Entity: llc APN: 6043-061-092
Assessed Land $1.4M
Assessed Improvement $1.4M
Assessed Total $2.8M
Last Sale Feb 2000
Sale Price $10.6M
Years Held 26.2 yrs
Transfer Type arms length
38
Score
Why?
Signal breakdown
Long hold
26.2 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $2.81M vs ~$5.3M est. market (53% of comp)
At 53% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: llc
Saticoy Partners LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 38 / 100
128
10068 W Imperial Hwy Long Hold
South Los Angeles 26 units Built 1974 Owner: Watanabe Family Trust Entity: trust APN: 6005-058-032
Assessed Land $1.3M
Assessed Improvement $876K
Assessed Total $2.2M
Last Sale Apr 2014
Sale Price $3.7M
Years Held 12.1 yrs
Transfer Type arms length
38
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 $2.15M vs ~$5.5M 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: trust
Watanabe 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 38 / 100
129
14120 Avalon Blvd, Inglewood Long Hold
South Los Angeles 53 units Built 1950 Owner: Lincoln Partners LLC Entity: llc APN: 6044-038-007
Assessed Land $2.8M
Assessed Improvement $3.0M
Assessed Total $5.8M
Last Sale May 2000
Sale Price $10.3M
Years Held 26.0 yrs
Transfer Type arms length
38
Score
Why?
Signal breakdown
Long hold
26 years
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 $5.80M vs ~$11.1M est. market (52% of comp)
At 52% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: llc
Lincoln Partners LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 38 / 100
130
4911 Wilmington Ave Long Hold
South Los Angeles 47 units Built 1972 Owner: Vermont Associates LLC Entity: llc APN: 6015-026-022
Assessed Land $3.0M
Assessed Improvement $2.8M
Assessed Total $5.7M
Last Sale Jun 2000
Sale Price $20.8M
Years Held 25.9 yrs
Transfer Type arms length
38
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 $5.74M vs ~$9.9M est. market (58% of comp)
At 58% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: llc
Vermont Associates LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 38 / 100
131
14795 E 54th St, Inglewood Long Hold
South Los Angeles 93 units Built 1953 Owner: Reseda Group LLC Entity: llc APN: 6039-030-053
Assessed Land $4.9M
Assessed Improvement $5.1M
Assessed Total $10.0M
Last Sale Apr 2000
Sale Price $37.5M
Years Held 26.1 yrs
Transfer Type foreclosure
38
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 $10.03M vs ~$19.5M 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
Reseda Group LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 38 / 100
132
13908 S Western Ave Long Hold
South Los Angeles 6 units Built 1977 Owner: Apex Partners LLC Entity: llc APN: 6043-054-021
Assessed Land $424K
Assessed Improvement $421K
Assessed Total $845K
Last Sale Jun 1992
Sale Price $2.2M
Years Held 34.0 yrs
Transfer Type arms length
38
Score
Why?
Signal breakdown
Long hold
34 years
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 $0.84M vs ~$1.3M 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
Apex Partners LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 38 / 100
133
427 S Olive St Long Hold
South Los Angeles 11 units Built 1947 Owner: Ruiz Revocable Trust Entity: trust APN: 6039-021-006
Assessed Land $440K
Assessed Improvement $461K
Assessed Total $901K
Last Sale Jun 2015
Sale Price $2.5M
Years Held 10.9 yrs
Transfer Type arms length
38
Score
Why?
Signal breakdown
Long hold
10.9 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+10
Prop 13 equity gap
Assessed $0.90M vs ~$2.3M est. market (39% of comp)
At 39% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: trust
Ruiz Revocable Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 38 / 100
134
18116 S Hill St, Inglewood Succession
South Los Angeles 20 units Built 1974 Owner: Ralph J. Jones Entity: individual APN: 6041-044-061
Assessed Land $895K
Assessed Improvement $632K
Assessed Total $1.5M
Last Sale Sep 2019
Sale Price $3.4M
Years Held 6.7 yrs
Transfer Type quitclaim
38
Score
Why?
Signal breakdown
Long hold
6.7 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+5
Prop 13 equity gap
Assessed $1.53M vs ~$4.2M 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
Ralph J. Jones
Individual owner; lower succession signal without long hold
📂 LA County Assessor — owner-of-record (assessment roll)
+5
Quitclaim deed
Quitclaim deed
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 38 / 100
135
5585 S Mettler St Long Hold
South Los Angeles 52 units Built 1943 Owner: Clark 2003 Living Trust Entity: trust APN: 6005-057-010
Assessed Land $2.5M
Assessed Improvement $1.9M
Assessed Total $4.4M
Last Sale Dec 2014
Sale Price $13.7M
Years Held 11.4 yrs
Transfer Type arms length
38
Score
Why?
Signal breakdown
Long hold
11.4 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+10
Prop 13 equity gap
Assessed $4.43M vs ~$10.9M 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: trust
Clark 2003 Living Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 38 / 100
136
13582 W 39th Pl Long Hold
South Los Angeles 22 units Built 1942 Owner: Young Revocable Trust Entity: trust APN: 6012-088-077
Assessed Land $892K
Assessed Improvement $685K
Assessed Total $1.6M
Last Sale Jun 2018
Sale Price $4.8M
Years Held 8.0 yrs
Transfer Type arms length
37
Score
Why?
Signal breakdown
Long hold
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 $1.58M vs ~$4.6M est. market (34% of comp)
At 34% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: trust
Young 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 37 / 100
137
11201 S Main St Long Hold
South Los Angeles 12 units Built 1971 Owner: Johnson Irrevocable Trust Entity: trust APN: 6014-039-077
Assessed Land $395K
Assessed Improvement $351K
Assessed Total $746K
Last Sale Dec 2019
Sale Price $1.9M
Years Held 6.4 yrs
Transfer Type arms length
37
Score
Why?
Signal breakdown
Long hold
6.4 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 $0.75M vs ~$2.5M est. market (30% of comp)
At 30% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: trust
Johnson 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 37 / 100
138
13203 Wilmington Ave Long Hold
South Los Angeles 27 units Built 1953 Owner: Jimenez 2002 Revocable Trust Entity: trust APN: 6041-049-045
Assessed Land $1.1M
Assessed Improvement $787K
Assessed Total $1.9M
Last Sale Mar 2018
Sale Price $5.4M
Years Held 8.2 yrs
Transfer Type arms length
37
Score
Why?
Signal breakdown
Long hold
8.2 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 $1.91M vs ~$5.7M est. market (34% of comp)
At 34% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: trust
Jimenez 2002 Revocable Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 37 / 100
139
10582 S Los Angeles St Long Hold
South Los Angeles 119 units Built 1975 Owner: Wu Family Trust Entity: trust APN: 6035-052-032
Assessed Land $4.9M
Assessed Improvement $3.2M
Assessed Total $8.1M
Last Sale May 2018
Sale Price $20.5M
Years Held 8.0 yrs
Transfer Type arms length
37
Score
Why?
Signal breakdown
Long hold
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 $8.10M vs ~$25.0M est. market (32% of comp)
At 32% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: trust
Wu 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 37 / 100
140
18094 S Holmes Ave Succession
South Los Angeles 8 units Built 1977 Owner: Yuki W. Adler Entity: individual APN: 6041-053-061
Assessed Land $287K
Assessed Improvement $222K
Assessed Total $509K
Last Sale Aug 2022
Sale Price $1.2M
Years Held 3.8 yrs
Transfer Type quitclaim
37
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $0.51M vs ~$1.7M est. market (30% of comp)
At 30% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: individual
Yuki W. Adler
Individual owner; lower succession signal without long hold
📂 LA County Assessor — owner-of-record (assessment roll)
+5
Quitclaim deed
Quitclaim deed
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 37 / 100
141
9692 E 54th St, Inglewood Long Hold
South Los Angeles 9 units Built 1940 Owner: Gary & Alejandro Munoz Entity: individual APN: 6041-052-074
Assessed Land $610K
Assessed Improvement $436K
Assessed Total $1.0M
Last Sale Jun 2008
Sale Price $2.9M
Years Held 18.0 yrs
Transfer Type arms length
36
Score
Why?
Signal breakdown
Long hold
18 years
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 $1.05M vs ~$1.9M est. market (55% of comp)
At 55% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: individual
Gary & Alejandro Munoz
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
142
18747 E Gage Ave Succession
South Los Angeles 7 units Built 1971 Owner: Wilshire Capital LLC Entity: llc APN: 6044-054-028
Assessed Land $423K
Assessed Improvement $429K
Assessed Total $852K
Last Sale Apr 2017
Sale Price $2.6M
Years Held 9.1 yrs
Transfer Type intra family
36
Score
Why?
Signal breakdown
Long hold
9.1 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 $0.85M vs ~$1.5M est. market (58% of comp)
At 58% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: llc
Wilshire Capital 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 36 / 100
143
4049 S San Julian St Long Hold
South Los Angeles 18 units Built 1953 Owner: Fernando C. Salazar Entity: individual APN: 6010-060-060
Assessed Land $1.1M
Assessed Improvement $974K
Assessed Total $2.1M
Last Sale Aug 2008
Sale Price $4.7M
Years Held 17.8 yrs
Transfer Type arms length
36
Score
Why?
Signal breakdown
Long hold
17.8 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+18
Prop 13 equity gap
Assessed $2.07M vs ~$3.8M est. market (55% of comp)
At 55% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: individual
Fernando C. 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 36 / 100
144
15781 S San Julian St Long Hold
South Los Angeles 45 units Built 1964 Owner: Young Chul & Rafael Choi Entity: individual APN: 6045-011-055
Assessed Land $2.7M
Assessed Improvement $2.1M
Assessed Total $4.8M
Last Sale Jun 2008
Sale Price $15.8M
Years Held 18.0 yrs
Transfer Type arms length
36
Score
Why?
Signal breakdown
Long hold
18 years
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 $4.80M vs ~$9.4M est. market (51% of comp)
At 51% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: individual
Young Chul & Rafael Choi
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
145
14010 Grape St Long Hold
South Los Angeles 14 units Built 1964 Owner: Crown Ventures LLC Entity: llc APN: 6008-074-066
Assessed Land $554K
Assessed Improvement $438K
Assessed Total $992K
Last Sale Mar 2015
Sale Price $2.0M
Years Held 11.2 yrs
Transfer Type arms length
35
Score
Why?
Signal breakdown
Long hold
11.2 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 $0.99M vs ~$2.9M est. market (34% of comp)
At 34% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: llc
Crown 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 35 / 100
146
13152 S Normandie Ave Long Hold
South Los Angeles 34 units Built 1967 Owner: Greater LA Residential Corporation Entity: corp APN: 6008-004-079
Assessed Land $1.9M
Assessed Improvement $1.6M
Assessed Total $3.5M
Last Sale Jul 2004
Sale Price $10.2M
Years Held 21.9 yrs
Transfer Type arms length
35
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 $3.49M vs ~$7.1M 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
147
6908 S Western Ave Long Hold
South Los Angeles 56 units Built 1955 Owner: Pico Management LLC Entity: llc APN: 6036-033-013
Assessed Land $2.5M
Assessed Improvement $1.5M
Assessed Total $4.0M
Last Sale Jan 2014
Sale Price $8.0M
Years Held 12.4 yrs
Transfer Type arms length
35
Score
Why?
Signal breakdown
Long hold
12.4 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 $3.95M vs ~$11.8M est. market (34% of comp)
At 34% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: llc
Pico 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 35 / 100
148
8681 S Halldale Ave Long Hold
South Los Angeles 26 units Built 1967 Owner: Pacific Realty Realty Corp Entity: corp APN: 6038-007-079
Assessed Land $1.1M
Assessed Improvement $1.0M
Assessed Total $2.2M
Last Sale Dec 1999
Sale Price $6.0M
Years Held 26.5 yrs
Transfer Type arms length
35
Score
Why?
Signal breakdown
Long hold
26.5 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $2.15M vs ~$5.5M 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
Refi recency pending
data 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
149
16902 Wilmington Ave Long Hold
South Los Angeles 19 units Built 1977 Owner: Sunrise Real Estate LLC Entity: llc APN: 6010-094-026
Assessed Land $1.3M
Assessed Improvement $868K
Assessed Total $2.1M
Last Sale Jul 2006
Sale Price $4.5M
Years Held 19.8 yrs
Transfer Type arms length
34
Score
Why?
Signal breakdown
Long hold
19.8 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 $2.15M vs ~$4.0M 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
Sunrise 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 34 / 100
150
14648 S Olive St, Inglewood Succession
South Los Angeles 31 units Built 1976 Owner: National Realty Company Entity: corp APN: 6008-097-080
Assessed Land $1.6M
Assessed Improvement $1.3M
Assessed Total $2.9M
Last Sale Sep 2020
Sale Price $11.1M
Years Held 5.7 yrs
Transfer Type intra family
33
Score
Why?
Signal breakdown
Long hold
5.7 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+5
Prop 13 equity gap
Assessed $2.88M vs ~$6.5M est. market (44% of comp)
At 44% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
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
151
1847 W 39th Pl Long Hold
South Los Angeles 10 units Built 1958 Owner: Dolores Ortega Trust Entity: trust APN: 6011-023-016
Assessed Land $570K
Assessed Improvement $450K
Assessed Total $1.0M
Last Sale Aug 2019
Sale Price $1.1M
Years Held 6.8 yrs
Transfer Type arms length
33
Score
Why?
Signal breakdown
Long hold
6.8 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 $1.02M vs ~$2.1M 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
Dolores Ortega 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
152
19402 W Florence Ave, Inglewood Long Hold
South Los Angeles 11 units Built 1981 Owner: Dominguez Irrevocable Trust Entity: trust APN: 6043-066-098
Assessed Land $678K
Assessed Improvement $706K
Assessed Total $1.4M
Last Sale Sep 2015
Sale Price $2.4M
Years Held 10.7 yrs
Transfer Type arms length
33
Score
Why?
Signal breakdown
Long hold
10.7 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+10
Prop 13 equity gap
Assessed $1.38M vs ~$2.3M 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
Dominguez Irrevocable Trust
Trust ownership signals estate/succession planning; trustee sales common
📂 LA County Assessor — owner-of-record (assessment roll)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 33 / 100
153
19371 S Wadsworth Ave Succession
South Los Angeles 24 units Built 1965 Owner: Park L. Romero Entity: individual APN: 6038-044-074
Assessed Land $1.1M
Assessed Improvement $991K
Assessed Total $2.1M
Last Sale Aug 2021
Sale Price $6.2M
Years Held 4.7 yrs
Transfer Type quitclaim
33
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $2.13M vs ~$5.0M 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
Park L. Romero
Individual owner; lower succession signal without long hold
📂 LA County Assessor — owner-of-record (assessment roll)
+5
Quitclaim deed
Quitclaim deed
Succession or estate event; heirs often prefer cash over landlord operations
📂 LA County Recorder — deed transfer records (rrcc.lacounty.gov)
+15
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 33 / 100
154
2475 S Figueroa St, Inglewood Long Hold
South Los Angeles 32 units Built 1945 Owner: Tanaka 1998 Living Trust Entity: trust APN: 6011-044-016
Assessed Land $1.4M
Assessed Improvement $1.5M
Assessed Total $2.9M
Last Sale Apr 2018
Sale Price $11.7M
Years Held 8.1 yrs
Transfer Type arms length
33
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 $2.95M vs ~$6.7M est. market (44% of comp)
At 44% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: trust
Tanaka 1998 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 33 / 100
155
6155 W 39th Pl Long Hold
South Los Angeles 28 units Built 1951 Owner: Capital Rentals LLC Entity: llc APN: 6014-075-063
Assessed Land $1.3M
Assessed Improvement $1.3M
Assessed Total $2.6M
Last Sale Jul 2014
Sale Price $10.1M
Years Held 11.8 yrs
Transfer Type arms length
31
Score
Why?
Signal breakdown
Long hold
11.8 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+10
Prop 13 equity gap
Assessed $2.57M vs ~$5.9M est. market (44% of comp)
At 44% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Capital Rentals LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 31 / 100
156
4820 Figueroa St Long Hold
South Los Angeles 16 units Built 1964 Owner: Figueroa Properties LLC Entity: llc APN: 6010-031-009
Assessed Land $840K
Assessed Improvement $670K
Assessed Total $1.5M
Last Sale Dec 2011
Sale Price $1.2M
Years Held 14.4 yrs
Transfer Type arms length
31
Score
Why?
Signal breakdown
Long hold
14.4 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 $1.51M vs ~$3.4M est. market (45% of comp)
At 45% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Figueroa 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 31 / 100
157
8824 S Broadway Long Hold
South Los Angeles 24 units Built 1966 Owner: Broadway Capital Group LLC Entity: llc APN: 6011-007-028
Assessed Land $1.3M
Assessed Improvement $1.0M
Assessed Total $2.3M
Last Sale Apr 2012
Sale Price $1.9M
Years Held 14.1 yrs
Transfer Type arms length
31
Score
Why?
Signal breakdown
Long hold
14.1 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 $2.26M vs ~$5.0M est. market (45% of comp)
At 45% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Broadway Capital 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 31 / 100
158
4310 S Hope St Long Hold
South Los Angeles 10 units Built 1967 Owner: Crest Acquisition Group LLC Entity: llc APN: 6009-072-088
Assessed Land $557K
Assessed Improvement $465K
Assessed Total $1.0M
Last Sale Nov 2014
Sale Price $1.9M
Years Held 11.5 yrs
Transfer Type arms length
31
Score
Why?
Signal breakdown
Long hold
11.5 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+10
Prop 13 equity gap
Assessed $1.02M vs ~$2.1M 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
Crest 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 31 / 100
159
4434 E 54th St Long Hold
South Los Angeles 27 units Built 1950 Owner: Roscoe Apartments LLC Entity: llc APN: 6009-089-024
Assessed Land $1.1M
Assessed Improvement $935K
Assessed Total $2.0M
Last Sale Aug 2012
Sale Price $3.3M
Years Held 13.8 yrs
Transfer Type arms length
31
Score
Why?
Signal breakdown
Long hold
13.8 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 $2.02M vs ~$5.7M est. market (36% of comp)
At 36% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Roscoe 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
160
4117 S Western Ave Long Hold
South Los Angeles 22 units Built 1968 Owner: South Western Partners LLC Entity: llc APN: 6011-041-019
Assessed Land $1.2M
Assessed Improvement $920K
Assessed Total $2.1M
Last Sale Jun 2013
Sale Price $2.1M
Years Held 12.9 yrs
Transfer Type arms length
31
Score
Why?
Signal breakdown
Long hold
12.9 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+10
Prop 13 equity gap
Assessed $2.08M vs ~$4.6M 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
Owner entity: llc
South Western Partners LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 31 / 100
161
11835 S Menlo Ave Long Hold
South Los Angeles 13 units Built 1985 Owner: East Holdings LLC Entity: llc APN: 6011-091-024
Assessed Land $684K
Assessed Improvement $539K
Assessed Total $1.2M
Last Sale Jan 2014
Sale Price $2.3M
Years Held 12.3 yrs
Transfer Type arms length
31
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 $1.22M vs ~$2.7M 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
East 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 31 / 100
162
16710 S Flower St Long Hold
South Los Angeles 5 units Built 1957 Owner: Pacific Realty LLC Entity: llc APN: 6010-071-073
Assessed Land $264K
Assessed Improvement $179K
Assessed Total $443K
Last Sale Nov 2012
Sale Price $1.4M
Years Held 13.5 yrs
Transfer Type arms length
31
Score
Why?
Signal breakdown
Long hold
13.5 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+10
Prop 13 equity gap
Assessed $0.44M vs ~$1.1M est. market (42% of comp)
At 42% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Pacific Realty LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 31 / 100
163
17835 S Menlo Ave Long Hold
South Los Angeles 30 units Built 1969 Owner: Allied Management Corporation Entity: corp APN: 6043-008-062
Assessed Land $1.5M
Assessed Improvement $1.0M
Assessed Total $2.5M
Last Sale Sep 2010
Sale Price $4.7M
Years Held 15.7 yrs
Transfer Type arms length
31
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 $2.51M vs ~$6.3M est. market (40% of comp)
At 40% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 31 / 100
164
16386 S Western Ave Succession
South Los Angeles 11 units Built 1957 Owner: Slauson Associates LLC Entity: llc APN: 6045-082-085
Assessed Land $766K
Assessed Improvement $662K
Assessed Total $1.4M
Last Sale Apr 2023
Sale Price $4.4M
Years Held 3.1 yrs
Transfer Type intra family
31
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $1.43M vs ~$2.3M est. market (62% of comp)
At 62% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Owner entity: llc
Slauson Associates 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 31 / 100
165
12392 S Hoover St Long Hold
South Los Angeles 10 units Built 1976 Owner: Valley Properties Company Entity: corp APN: 6012-052-002
Assessed Land $603K
Assessed Improvement $507K
Assessed Total $1.1M
Last Sale Jun 2001
Sale Price $3.7M
Years Held 25.0 yrs
Transfer Type arms length
30
Score
Why?
Signal breakdown
Long hold
25 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $1.11M vs ~$2.1M est. market (53% of comp)
At 53% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 30 / 100
166
18199 S Normandie Ave Long Hold
South Los Angeles 53 units Built 1978 Owner: Crown Management LLC Entity: llc APN: 6013-063-012
Assessed Land $2.2M
Assessed Improvement $1.4M
Assessed Total $3.6M
Last Sale Mar 2021
Sale Price $11.7M
Years Held 5.2 yrs
Transfer Type arms length
30
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 $3.60M vs ~$11.1M est. market (32% of comp)
At 32% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: 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 30 / 100
167
397 E Manchester Ave, Inglewood Long Hold
South Los Angeles 15 units Built 1963 Owner: Associated Properties Group Inc Entity: corp APN: 6007-005-073
Assessed Land $806K
Assessed Improvement $809K
Assessed Total $1.6M
Last Sale Nov 2003
Sale Price $5.0M
Years Held 22.5 yrs
Transfer Type arms length
30
Score
Why?
Signal breakdown
Long hold
22.5 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+22
Prop 13 equity gap
Assessed $1.61M vs ~$3.1M est. market (51% of comp)
At 51% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+8
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 30 / 100
168
6722 Grape St Long Hold
South Los Angeles 11 units Built 1959 Owner: Alice C. Nakamura Entity: individual APN: 6035-017-079
Assessed Land $527K
Assessed Improvement $501K
Assessed Total $1.0M
Last Sale Feb 2014
Sale Price $3.0M
Years Held 12.2 yrs
Transfer Type arms length
28
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 $1.03M vs ~$2.3M 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
Alice C. Nakamura
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
169
17182 Grape St Long Hold
South Los Angeles 31 units Built 1969 Owner: Bernstein 2001 Revocable Trust Entity: trust APN: 6010-034-066
Assessed Land $1.9M
Assessed Improvement $1.4M
Assessed Total $3.3M
Last Sale Jan 2021
Sale Price $13.2M
Years Held 5.3 yrs
Transfer Type arms length
28
Score
Why?
Signal breakdown
Long hold
5.3 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+5
Prop 13 equity gap
Assessed $3.31M vs ~$6.5M 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
Bernstein 2001 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 28 / 100
170
6989 Compton Ave Long Hold
South Los Angeles 14 units Built 1954 Owner: Marco M. Wu Entity: individual APN: 6044-071-047
Assessed Land $672K
Assessed Improvement $574K
Assessed Total $1.2M
Last Sale Sep 2014
Sale Price $3.3M
Years Held 11.7 yrs
Transfer Type arms length
28
Score
Why?
Signal breakdown
Long hold
11.7 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+10
Prop 13 equity gap
Assessed $1.25M vs ~$2.9M est. market (42% of comp)
At 42% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Marco M. Wu
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
171
7742 Compton Ave Long Hold
South Los Angeles 20 units Built 1955 Owner: Victor Reyes Entity: individual APN: 6010-017-022
Assessed Land $1.1M
Assessed Improvement $840K
Assessed Total $1.9M
Last Sale Jul 2014
Sale Price $1.6M
Years Held 11.8 yrs
Transfer Type arms length
28
Score
Why?
Signal breakdown
Long hold
11.8 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+10
Prop 13 equity gap
Assessed $1.89M vs ~$4.2M 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
Victor Reyes
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
172
4165 S Flower St Long Hold
South Los Angeles 31 units Built 1963 Owner: Park F. Morales Entity: individual APN: 6011-015-009
Assessed Land $1.1M
Assessed Improvement $909K
Assessed Total $2.0M
Last Sale Sep 2018
Sale Price $6.5M
Years Held 7.7 yrs
Transfer Type arms length
27
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 $2.02M vs ~$6.5M est. market (31% of comp)
At 31% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: individual
Park F. Morales
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 27 / 100
173
1310 S Vermont Ave Long Hold
South Los Angeles 6 units Built 1959 Owner: George S. Lee Entity: individual APN: 6008-024-056
Assessed Land $203K
Assessed Improvement $158K
Assessed Total $361K
Last Sale Nov 2018
Sale Price $585K
Years Held 7.5 yrs
Transfer Type arms length
27
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 $0.36M vs ~$1.3M est. market (29% of comp)
At 29% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: individual
George S. Lee
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 27 / 100
174
1020 Figueroa St Long Hold
South Los Angeles 5 units Built 1969 Owner: Ronald N. Moreno Entity: individual APN: 6036-073-067
Assessed Land $191K
Assessed Improvement $148K
Assessed Total $339K
Last Sale Nov 2018
Sale Price $575K
Years Held 7.5 yrs
Transfer Type arms length
27
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 $0.34M vs ~$1.1M est. market (32% of comp)
At 32% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: individual
Ronald N. Moreno
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 27 / 100
175
13737 W Century Blvd Long Hold
South Los Angeles 7 units Built 1974 Owner: Ricardo N. Salazar Entity: individual APN: 6035-089-073
Assessed Land $251K
Assessed Improvement $166K
Assessed Total $417K
Last Sale Mar 2020
Sale Price $1.5M
Years Held 6.2 yrs
Transfer Type arms length
27
Score
Why?
Signal breakdown
Long hold
6.2 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+5
Prop 13 equity gap
Assessed $0.42M vs ~$1.5M est. market (28% of comp)
At 28% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: individual
Ricardo N. Salazar
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 27 / 100
176
17317 W Slauson Ave Long Hold
South Los Angeles 7 units Built 1963 Owner: Southwood Assets LLC Entity: llc APN: 6013-093-011
Assessed Land $337K
Assessed Improvement $340K
Assessed Total $677K
Last Sale Nov 2018
Sale Price $1.8M
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 $0.68M vs ~$1.5M 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
Southwood 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 26 / 100
177
1589 W Slauson Ave Long Hold
South Los Angeles 13 units Built 1957 Owner: Premier Land Co LLC Entity: llc APN: 6008-077-093
Assessed Land $874K
Assessed Improvement $619K
Assessed Total $1.5M
Last Sale Sep 2014
Sale Price $5.0M
Years Held 11.7 yrs
Transfer Type arms length
26
Score
Why?
Signal breakdown
Long hold
11.7 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+10
Prop 13 equity gap
Assessed $1.49M vs ~$2.7M 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
Premier Land Co LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 26 / 100
178
17978 E 92nd St, Inglewood Long Hold
South Los Angeles 88 units Built 1981 Owner: Summit Group LLC Entity: llc APN: 6037-015-026
Assessed Land $5.4M
Assessed Improvement $4.6M
Assessed Total $10.0M
Last Sale Jun 2012
Sale Price $21.9M
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 $10.04M vs ~$18.5M 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
Summit 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
179
10255 S Main St Long Hold
South Los Angeles 52 units Built 1985 Owner: Eastwood Ventures LLC Entity: llc APN: 6044-027-069
Assessed Land $3.1M
Assessed Improvement $2.9M
Assessed Total $6.1M
Last Sale Jul 2012
Sale Price $23.5M
Years Held 13.9 yrs
Transfer Type arms length
26
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 $6.07M vs ~$10.9M 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
Eastwood 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 26 / 100
180
16089 S Naomi Ave Long Hold
South Los Angeles 13 units Built 1966 Owner: Century Land Co LLC Entity: llc APN: 6037-067-061
Assessed Land $618K
Assessed Improvement $575K
Assessed Total $1.2M
Last Sale May 2019
Sale Price $3.3M
Years Held 7.0 yrs
Transfer Type arms length
26
Score
Why?
Signal breakdown
Long hold
7 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+5
Prop 13 equity gap
Assessed $1.19M vs ~$2.7M est. market (44% of comp)
At 44% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Century Land Co LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 26 / 100
181
9214 S Hill St Long Hold
South Los Angeles 11 units Built 1985 Owner: Sunset Land Co LLC Entity: llc APN: 6011-056-040
Assessed Land $513K
Assessed Improvement $439K
Assessed Total $952K
Last Sale May 2017
Sale Price $3.0M
Years Held 9.1 yrs
Transfer Type arms length
26
Score
Why?
Signal breakdown
Long hold
9.1 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 $0.95M vs ~$2.3M est. market (41% of comp)
At 41% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Sunset Land Co LLC
LLC ownership — investment entity; dissolution on sale common
📂 LA County Assessor — owner-of-record (assessment roll)
+8
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 26 / 100
182
18282 W Florence Ave Long Hold
South Los Angeles 14 units Built 1979 Owner: Heritage Portfolio LLC Entity: llc APN: 6045-087-089
Assessed Land $653K
Assessed Improvement $430K
Assessed Total $1.1M
Last Sale Dec 2018
Sale Price $4.2M
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 $1.08M vs ~$2.9M 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: llc
Heritage 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 26 / 100
183
13912 S Naomi Ave Long Hold
South Los Angeles 43 units Built 1978 Owner: Metro Portfolio LLC Entity: llc APN: 6014-094-053
Assessed Land $2.3M
Assessed Improvement $2.1M
Assessed Total $4.4M
Last Sale Mar 2018
Sale Price $14.4M
Years Held 8.2 yrs
Transfer Type arms length
26
Score
Why?
Signal breakdown
Long hold
8.2 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 $4.38M vs ~$9.0M est. market (48% of comp)
At 48% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: llc
Metro 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 26 / 100
184
9942 S Figueroa St Long Hold
South Los Angeles 19 units Built 1985 Owner: Valley Portfolio LLC Entity: llc APN: 6044-093-016
Assessed Land $917K
Assessed Improvement $591K
Assessed Total $1.5M
Last Sale May 2017
Sale Price $5.5M
Years Held 9.0 yrs
Transfer Type arms length
26
Score
Why?
Signal breakdown
Long hold
9 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+5
Prop 13 equity gap
Assessed $1.51M vs ~$4.0M 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
Valley 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 26 / 100
185
12375 W Imperial Hwy Long Hold
South Los Angeles 100 units Built 1963 Owner: Northwood Properties LLC Entity: llc APN: 6036-059-064
Assessed Land $4.1M
Assessed Improvement $3.9M
Assessed Total $8.0M
Last Sale Feb 2020
Sale Price $19.8M
Years Held 6.3 yrs
Transfer Type arms length
26
Score
Why?
Signal breakdown
Long hold
6.3 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+5
Prop 13 equity gap
Assessed $8.03M vs ~$21.0M 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
Northwood 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 26 / 100
186
15332 S Wadsworth Ave Long Hold
South Los Angeles 13 units Built 1941 Owner: Associated Apartments Realty Corp Entity: corp APN: 6045-091-097
Assessed Land $605K
Assessed Improvement $476K
Assessed Total $1.1M
Last Sale May 2013
Sale Price $3.3M
Years Held 13.0 yrs
Transfer Type arms length
23
Score
Why?
Signal breakdown
Long hold
13 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+10
Prop 13 equity gap
Assessed $1.08M vs ~$2.7M est. market (40% of comp)
At 40% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Refi recency pending
data 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
187
1233 S San Julian St Long Hold
South Los Angeles 20 units Built 1964 Owner: Yuki K. King Entity: individual APN: 6009-013-067
Assessed Land $970K
Assessed Improvement $733K
Assessed Total $1.7M
Last Sale Jun 2019
Sale Price $3.6M
Years Held 6.9 yrs
Transfer Type foreclosure
23
Score
Why?
Signal breakdown
Long hold
6.9 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+5
Prop 13 equity gap
Assessed $1.70M vs ~$4.2M est. market (41% of comp)
At 41% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Yuki K. King
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
188
9247 S Hooper Ave Long Hold
South Los Angeles 10 units Built 1958 Owner: Pablo & Helen Ramos Entity: individual APN: 6008-038-068
Assessed Land $596K
Assessed Improvement $381K
Assessed Total $977K
Last Sale Jun 2018
Sale Price $2.4M
Years Held 7.9 yrs
Transfer Type arms length
23
Score
Why?
Signal breakdown
Long hold
7.9 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+5
Prop 13 equity gap
Assessed $0.98M vs ~$2.1M est. market (47% of comp)
At 47% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Pablo & Helen Ramos
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
189
15512 S Holmes Ave Long Hold
South Los Angeles 24 units Built 1963 Owner: Susan & Larry Delgado Entity: individual APN: 6041-070-058
Assessed Land $1.4M
Assessed Improvement $884K
Assessed Total $2.3M
Last Sale Mar 2018
Sale Price $5.8M
Years Held 8.2 yrs
Transfer Type arms length
23
Score
Why?
Signal breakdown
Long hold
8.2 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 $2.26M vs ~$5.0M est. market (45% of comp)
At 45% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Susan & Larry 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 23 / 100
190
17442 S Budlong Ave Long Hold
South Los Angeles 8 units Built 1943 Owner: Marco A. Yamamoto Entity: individual APN: 6012-016-090
Assessed Land $444K
Assessed Improvement $272K
Assessed Total $716K
Last Sale Mar 2018
Sale Price $2.2M
Years Held 8.2 yrs
Transfer Type arms length
23
Score
Why?
Signal breakdown
Long hold
8.2 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+5
Prop 13 equity gap
Assessed $0.72M vs ~$1.7M est. market (43% of comp)
At 43% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Marco A. Yamamoto
Individual owner; lower succession signal without long hold
📂 LA County Assessor — owner-of-record (assessment roll)
+5
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 23 / 100
191
270 S Van Ness Ave Long Hold
South Los Angeles 18 units Built 1952 Owner: Thomas & Frank Romero Entity: individual APN: 6035-029-035
Assessed Land $714K
Assessed Improvement $633K
Assessed Total $1.3M
Last Sale May 2018
Sale Price $4.9M
Years Held 8.0 yrs
Transfer Type arms length
23
Score
Why?
Signal breakdown
Long hold
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 $1.35M vs ~$3.8M est. market (36% of comp)
At 36% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Thomas & Frank Romero
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
192
18333 S Hill St Long Hold
South Los Angeles 11 units Built 1965 Owner: Donald & Helen Romero Entity: individual APN: 6007-087-084
Assessed Land $603K
Assessed Improvement $374K
Assessed Total $977K
Last Sale Jun 2016
Sale Price $2.1M
Years Held 9.9 yrs
Transfer Type foreclosure
23
Score
Why?
Signal breakdown
Long hold
9.9 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+5
Prop 13 equity gap
Assessed $0.98M vs ~$2.3M est. market (42% of comp)
At 42% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Donald & Helen Romero
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
193
13365 Avalon Blvd Long Hold
South Los Angeles 10 units Built 1975 Owner: Helen & Ricardo Kaminsky Entity: individual APN: 6044-034-069
Assessed Land $511K
Assessed Improvement $460K
Assessed Total $971K
Last Sale Nov 2017
Sale Price $2.7M
Years Held 8.5 yrs
Transfer Type arms length
23
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 $0.97M vs ~$2.1M 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
Helen & Ricardo Kaminsky
Individual owner; lower succession signal without long hold
📂 LA County Assessor — owner-of-record (assessment roll)
+5
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 23 / 100
194
13833 Avalon Blvd Long Hold
South Los Angeles 33 units Built 1974 Owner: Manuel F. Campbell Entity: individual APN: 6008-059-061
Assessed Land $1.5M
Assessed Improvement $1.5M
Assessed Total $3.0M
Last Sale Jul 2020
Sale Price $11.9M
Years Held 5.8 yrs
Transfer Type foreclosure
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 $3.03M vs ~$6.9M est. market (44% of comp)
At 44% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Manuel F. Campbell
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
195
14995 S Flower St, Inglewood Long Hold
South Los Angeles 139 units Built 1956 Owner: Arthur & Kenneth Roberts Entity: individual APN: 6040-079-093
Assessed Land $6.9M
Assessed Improvement $6.5M
Assessed Total $13.4M
Last Sale Feb 2019
Sale Price $22.0M
Years Held 7.3 yrs
Transfer Type arms length
23
Score
Why?
Signal breakdown
Long hold
7.3 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+5
Prop 13 equity gap
Assessed $13.43M vs ~$29.2M est. market (46% of comp)
At 46% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+13
Owner entity: individual
Arthur & Kenneth Roberts
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
196
17871 S Wall St, Inglewood Long Hold
South Los Angeles 11 units Built 1968 Owner: Continental Housing Company Entity: corp APN: 6037-003-005
Assessed Land $506K
Assessed Improvement $346K
Assessed Total $852K
Last Sale Apr 2012
Sale Price $1.8M
Years Held 14.1 yrs
Transfer Type arms length
23
Score
Why?
Signal breakdown
Long hold
14.1 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+10
Prop 13 equity gap
Assessed $0.85M vs ~$2.3M 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
Refi recency pending
data 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
197
11220 Avalon Blvd Succession
South Los Angeles 11 units Built 1981 Owner: Torres 2005 Trust Entity: trust APN: 6015-056-021
Assessed Land $598K
Assessed Improvement $418K
Assessed Total $1.0M
Last Sale Oct 2023
Sale Price $1.9M
Years Held 2.6 yrs
Transfer Type intra family
23
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $1.02M vs ~$2.3M 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
Torres 2005 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
Recent sale penalty
Sold 2.6 yrs ago
Sold within 3 years; unlikely to sell again soon
📂 LA County Assessor — deed transfer records
-20
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 23 / 100
198
6764 S Budlong Ave Long Hold
South Los Angeles 18 units Built 1958 Owner: American Apartments Corporation Entity: corp APN: 6013-090-004
Assessed Land $757K
Assessed Improvement $505K
Assessed Total $1.3M
Last Sale Jan 2018
Sale Price $3.6M
Years Held 8.4 yrs
Transfer Type arms length
22
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 $1.26M vs ~$3.8M est. market (33% of comp)
At 33% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 22 / 100
199
9759 S Mettler St, Inglewood Long Hold
South Los Angeles 73 units Built 1985 Owner: Pacific Real Estate Inc Entity: corp APN: 6035-019-017
Assessed Land $2.6M
Assessed Improvement $2.6M
Assessed Total $5.2M
Last Sale Aug 2018
Sale Price $13.1M
Years Held 7.8 yrs
Transfer Type arms length
22
Score
Why?
Signal breakdown
Long hold
7.8 years
Prop 13 locks assessed value near purchase price; longer hold = larger gap to market
📂 LA County Assessor — Deed transfer records (last_sale_date field)
+5
Prop 13 equity gap
Assessed $5.24M vs ~$15.3M est. market (34% of comp)
At 34% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 22 / 100
200
9686 S Alameda St Unrealized Gain
South Los Angeles 10 units Built 1985 Owner: Patricia O. Hall Entity: individual APN: 6010-022-063
Assessed Land $432K
Assessed Improvement $267K
Assessed Total $699K
Last Sale May 2022
Sale Price $1.8M
Years Held 4.0 yrs
Transfer Type arms length
22
Score
Why?
Signal breakdown
Prop 13 equity gap
Assessed $0.70M vs ~$2.1M est. market (33% of comp)
At 33% of submarket comp, locked equity creates sell/refi pressure
📂 LA County Assessor 2024 roll — annual assessed value (data.lacounty.gov)
+17
Owner entity: individual
Patricia O. Hall
Individual owner; lower succession signal without long hold
📂 LA County Assessor — owner-of-record (assessment roll)
+5
Refi recency pending
data pending
Recorder ingestion pending for this parcel; signal excluded from score
📂 LA County Recorder (rrcc.lacounty.gov) — Deed of Trust records
+0
Final score 22 / 100
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.