4208-006-026
10375 Washington Blvd
$486K per unit × 139 units · The per-unit value is the central estimate of 29 matched appraisals
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We started with 71 comparable properties nearby, kept the 29 that match this building on size and age, let the closest matches count most, and trimmed the highest and lowest results. The closest 5 are shown in the table below. Buildings like this are priced around a 5.12% cap in this market: that is the going rate for the class, not this building's own yield, which cannot be known until a T-12 is on file. One caution: the 139-unit count comes from a single assessor record, not corroborated by a second source, so every per-unit figure here moves with it.
low end · $438K/unit $67.5M
central estimate $72.2M
high end · $519K/unit $78.3M
county tax value
How we price it
The low and high ends are the 35th and 65th percentiles of $/unit across the matched appraisals; the central estimate is the 50th, which is why it does not sit halfway between them. 29 of 71 comps in the ring cleared the size and vintage gate, worth 19 at full weight once the closest matches are counted most. Each comp is weighted by match_score ** 2.0. Percentiles use Hazen plotting positions with linear interpolation.
3 Valuation Scenarios
Key finding: The three approaches land 26.5% apart. This report publishes $67.5M because it makes the fewest assumptions: the peers' own prices as recorded, with nothing borrowed and nothing substituted. The other two are bounds rather than estimates. One adjusts the comps using data borrowed from sale prices, but these comps are appraisals. The other applies the market's income, not this building's.
Findings
Generated from labeled fields only · each finding cites its source section
The three pricing methods produce values from $49.6M to $67.5M, a 26.5% spread. Which one you underwrite sets the basis.
valuationThe county taxes this property as if it were worth $78.3M, 15.9% above our estimate. Tax values lag the market and are set for a different purpose; don't read the gap as a bargain or a warning.
valuationThe 139-unit count comes from one assessor record with no corroboration. Until a rent roll confirms it, treat every per-unit figure here as provisional; the count divides all of them and multiplies the total.
§01Deliveries are forecast to run 1.50 times absorption in 2027, with permits at 147% of their three-year average. Forward supply is modeled, not observed; underwrite the range, not the point.
§01Debt sizes to $39.6M, 59% of the estimated value. Only one of the two tests could run.
financeabilityThe last recorded transfer is dated 2016-01-15, before the improvement was built. It is not attributed to the building described here.
§0116,836 units deliver 2026, permits 147% of the 3-yr average. Modeled from permits and absorption, not observed — it moves rent elasticity, and it is a band not a point.
1 LIHTC property in this ZIP, placed in service 2013. LIHTC is ONE program: this excludes HUD 202/811, project-based vouchers, density-bonus and redevelopment covenants, so read it as a floor and not the total.
Comparable evidence Coverage A · 344 comps
Lender appraisals filed with the loan, each carrying its own effective date · not arm's-length prices
Showing the 5 closest of 29 priced comps. The full set is available in the AcquiOS platform.
| # | Property | Dist mi | Units | Built | Cap | $/unit | $/unit adj | Appraised | As of | Match |
|---|---|---|---|---|---|---|---|---|---|---|
| 1★ | 3838 by CLG 3838 Dunn Drive, Los Angeles 90232 |
0.30 | 134 | 2017 | 5.23% | $507K | $337K −33.5% | $67.9M UW | 2025-05-06 | strong |
| 2 | Haven Apartments 11924 W Washington Blvd, Los Angeles 90066 |
1.78 | 97 | 2019 | 5.30% | $688K | $437K −36.5% | $66.7M UW | 2026-01-13 | strong |
| 3 | Stella Apartments 13488 Maxella Ave., Marina Del Rey 90292 |
3.23 | 244 | 2013 | 4.77% | $579K | $387K −33.2% | $141.3M UW | 2025-09-08 | moderate |
| 4 | Arrive West LA 1759 Beloit Avenue, Los Angeles 90025 |
3.08 | 62 | 2009 | 4.52% | $466K | $359K −23.0% | $28.9M UW | 2025-09-09 | moderate |
| 5 | Sora Apartments 417 CENTINELA AVENUE, INGLEWOOD 90302 |
4.51 | 117 | 2021 | 5.00% | $280K | $281K +0.3% | $32.8M UW | 2025-11-14 | moderate |
| 71 in the ring · 41 did not clear the size and vintage gate · 1 excluded as $/size outliers beyond 3x the peer median · 29 cleared, and the valuation above prices all of them · 5 shown here, the closest by match | ||||||||||
Financeability check
Market lending terms shown as terms. The subject result requires a subject NOI.
58.6% origination LTV on the $67.5M estimate. Value-based, so computable here.
Needs a subject NOI. We will not size debt off a market NOI median: that is a different property's income.
Determined by the DSCR leg. Bring the T-12 and both legs compute, on the call.
Sized at a 1.50x coverage floor and a 5.51% note over 32 years (6.62% constant), all medians from filed originations.
Every term is a population median, not a quote. Lenders underwrite the borrower, rent roll, and third-party reports.
54% of these originations carry full-term interest-only structures, where the coverage test binds later than an amortizing constant implies.
Proceeds track the sales comparison estimate and will move with any revision to it.
What this read cannot know
An address-only read stops here. The platform closes each gap with your documents.
Going-in cap, real opex and in-place NOI are unknowable from public records alone.
The $/unit headline rests on a single assessor record.
Broker rent growth, exit cap, taxes and opex are untested against these bands.
We cannot see the actual regulated rents, the AMI tier by unit, or which floor plans carry them.
Both belong in a full underwriting, not a market read. A county-average tax rate and a catastrophe-model premium are wrong often enough to cost a deal.
AcquiScore · platform · scores this deal 0 to 100 against filing-grade benchmarks and ranks it in your pipeline. See this deal's score on a demo →
Subject & Market
parcel recordSummarized from 18 full-year operating statements, not listed individually. The full set is available in the AcquiOS platform.
Risk
Coverage A · 271 recordsservicer-filedSummarized from 27 filed loans, not listed individually. The full set is available in the AcquiOS platform.
| # | Property | Dist mi | Units | SF | Built | DSCR | Occ | Mo to mat. | Status | As of |
|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Woodman Townhomes 6958 Woodman Avenue, Van Nuys CA |
12.38 | 23 | — | 1964 | — | — | 38 | in special servicing delinquent | 2026-05 |
| 2 | 928 NORTH SAN VICENTE 928 NORTH SAN VICENTE BOULEVARD, West Hollywood CA |
4.85 | 24 | — | 1958 | — | — | 73 | in special servicing | 2025-05 |
| 3 | JB CENTER APARTMENTS 2910 ALLESANDRO STREET, Los Angeles CA |
10.72 | 36 | — | 2023 | 0.90 | 100.0% | 41 | 2026-05 | |
| 4 | RIVER APARTMENTS 2938 ALLESANDRO STREET, Los Angeles CA |
10.76 | 32 | — | 2022 | 1.02 | 100.0% | 41 | 2026-05 | |
| 5 | Respara 11601 Dunstan Way, Los Angeles CA |
4.68 | 54 | — | 2022 | 1.05 | 98.2% | 36 | 2026-02 | |
| 6 | THE HOLLYWOOD ARDMORE 1850 NORTH WHITLEY AVENUE, Los Angeles CA |
7.09 | 207 | — | 1962 | 1.14 | 93.0% | 36 | 2026-05 | |
| 7 | FOOTHILL VILLA 13710 1-42 FOOTHILL BOULEVARD, Los Angeles CA |
20.08 | 42 | — | 2023 | 1.15 | 93.0% | 40 | 2026-02 | |
| 8 | Club Vantaggio Apartments 9301 Shirley Avenue, Northridge CA |
17.61 | — | — | 2006 | 1.17 | 96.3% | 106 | 2026-02 | |
| 9 | UNIROOM 2923-2927 ALLESANDRO STREET, Los Angeles CA |
10.74 | 19 | — | 2024 | 1.18 | 100.0% | 43 | 2026-05 | |
| 10 | THE HARLAN RESIDENCES AT HILLVIEW 6533 HOLLYWOOD BOULEVARD, Los Angeles CA |
6.98 | 54 | — | 1920 | 1.19 | 95.0% | 50 | 2026-02 | |
| 11 | 3060 OLYMPIC 3060 WEST OLYMPIC BOULEVARD, Los Angeles CA |
6.17 | 226 | — | 2018 | 1.22 | 86.0% | 38 | 2026-05 | |
| Showing 11 of 11 distressed peers filed in this metro | ||||||||||
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