`data/comps.json`

28 lines
{
  "note": "Real SFV comparable sales + active comps gathered 2026-06-21 via Exa (LoopNet/Compass/broker sites). Cap rates are broker/MLS-stated — directional, verify in DD.",
  "submarket_cap_benchmarks": {
    "SFV multifamily (older / RSO stock, pre-1978)": "~5.3-6.0% in-place",
    "SFV multifamily (newer / non-RSO, post-2008 / NoHo)": "~6.2-6.8% in-place",
    "SFV retail & single-tenant NNN": "~6.0-7.3%",
    "context": "In-place caps sit BELOW the ~7.8% debt constant at 6.75% / 25% down -> most leveraged deals run negative/breakeven cash flow."
  },
  "comps": [
    {"submarket": "Reseda/Northridge MF", "address": "6640 Darby Ave, Reseda", "units": 18, "price": 3420000, "cap": 5.94, "ppu": 190000, "year": 1963, "status": "Sold"},
    {"submarket": "Reseda/Northridge MF", "address": "6652 Darby Ave, Reseda", "units": 23, "price": 4400000, "cap": 6.79, "ppu": 191304, "year": 1962, "status": "Sold"},
    {"submarket": "Reseda/Northridge MF", "address": "8135 Reseda Blvd", "units": 10, "price": 2325000, "cap": 5.45, "ppu": 250000, "year": 1981, "status": "Active", "note": "non-RSO (AB1482)"},
    {"submarket": "Reseda/Northridge MF", "address": "18547 Saticoy St, Reseda", "units": 13, "price": 3100000, "cap": 6.75, "year": 1987, "status": "Active", "note": "non-RSO"},
    {"submarket": "Reseda/Northridge MF", "address": "18356 Napa St, Northridge", "units": 16, "price": 4350000, "cap": 5.60, "ppu": 271875, "year": 1986, "status": "Active"},
    {"submarket": "Van Nuys/Lake Balboa MF", "address": "16020 Vanowen St", "units": 10, "price": 1600000, "cap": 5.50, "status": "Sold"},
    {"submarket": "Van Nuys/Lake Balboa MF", "address": "14623 Calvert St", "units": 9, "price": 1950000, "cap": 5.30, "ppu": 216667, "year": 1964, "status": "Active"},
    {"submarket": "Van Nuys/Lake Balboa MF", "address": "15405 Vanowen St", "units": 30, "price": 5350000, "cap": 5.68, "year": 1960, "status": "Active"},
    {"submarket": "Van Nuys/Lake Balboa MF", "address": "6451 Kester Ave", "units": 14, "price": 4750000, "cap": 5.75, "ppu": 339286, "year": 1988, "status": "Active", "note": "non-RSO"},
    {"submarket": "North Hollywood MF (newer/non-RSO)", "address": "7443 Troost Ave", "units": 4, "price": 2350000, "cap": 6.18, "year": 2020, "status": "Active"},
    {"submarket": "North Hollywood MF (newer/non-RSO)", "address": "5743 Case Ave", "units": 4, "price": 2400000, "cap": 5.23, "year": 2018, "status": "Active"},
    {"submarket": "North Hollywood MF (newer/non-RSO)", "address": "5263 Cartwright Ave", "units": 5, "price": 2999000, "cap": 6.41, "year": 2025, "status": "Active", "note": "Opportunity Zone"},
    {"submarket": "Pacoima value-add MF", "address": "12600 Correnti St", "units": 14, "price": 3300000, "cap": 7.50, "year": null, "status": "Active", "note": "assumable $2.5M loan @3.9% -> 12.2% CoC; plans for 20 more units"},
    {"submarket": "SFV retail / NNN", "address": "6020 Canoga Ave, Woodland Hills", "units": 2, "price": 5500000, "cap": 6.35, "status": "Active", "note": "2-tenant NNN, Warner Center"},
    {"submarket": "SFV retail / NNN", "address": "10701 Burbank Blvd, NoHo", "units": 1, "price": 2799000, "cap": 7.30, "year": 1951, "status": "Active", "note": "STNL cannabis, $204k NOI"},
    {"submarket": "SFV retail / NNN", "address": "Reseda Plaza (18300 Vanowen St)", "units": 8, "price": 4110000, "cap": 6.09, "year": 1973, "status": "Active", "note": "Ralphs-anchored strip, 6.23% CoC"}
  ]
}