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Every multifamily listing the sources return, screened, then ranked on deal score.
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Aerial: illustrative render.
Underwrite them all.Buy the one you’d have skipped.
Ten specialist reads, a 10,000-path simulation and a pencil price on every multifamily listing. Under $2.50 a building.
Exhibit A · 5912 Willoughby Ave
Los Angeles · 12 units listed · county roll 10
- Ask
- $2.90M
- Offer that pencils
- $2.48M
Pencils at $2.48M: 14% under the ask, capped by the lender's DSCR floor.
DSCR at 70% LTV1.07× at the ask: under the floor
51/100 Neutral at the askRead the full report
Scan a marketFree · about 15 s · no card
Checked against the county, not the flyer.
We look past the listing photo to the records behind 5912 Willoughby Ave. Press any part of the building to see what we found and where it came from.
Illustrative building. The figures are 5912 Willoughby Ave.
Illustrative building. The figures are 5912 Willoughby Ave.
- 1
Roof
Overdue, assumed from the 1979 build year
Open Risk & cost in the reportEstimated local replacement cost
$65K to $146K
- 2
HVAC
Overdue, assumed from the 1979 build year
Open Risk & cost in the reportEstimated local replacement cost
$68K to $162K
- 3
Plumbing
Due in 3 years, assumed from the 1979 build year
Open Risk & cost in the reportEstimated local replacement cost
$54K to $135K
- 4
Electrical
Permit open, issued in 2025; completion unconfirmed
Open Risk & cost in the reportEstimated local replacement cost
$41K to $113K
- 5
Windows
Overdue, assumed from the 1979 build year
Open Risk & cost in the reportEstimated local replacement cost
$49K to $130K
- 6
Foundation (seismic)
Not yet due, assumed from the 1979 build year
Open Risk & cost in the reportEstimated local replacement cost
$97K to $324K
- 7
County record
Does not match the listing, checked against the county roll
Listing: 12 units, built 2023. County roll: 10 units, built 1979.
Open Building record in the report
- Built 1979 (listing says 2023)
- 10 units on the roll (listing says 12)
- Age-based estimate: $251K to $613K of work in 5 years
- Debt coverage
- 1.07×
- below the 1.25× lender floor
- After debt service
- $11.2K/yr
- $176.6K NOI less $3.3K reserve and $162.1K of principal and interest
What decided the score51Neutral
- +3.4Demographics & DemandTract 1918.20 is a renter tract (91% renter-occupied) with a median household income of $86,164 (±$20,701)
- +2.9Location & TrajectoryWilloughby between Bronson and Gower sits in the studio district: Paramount
- −1.5Risk/ReturnCoverage is thin at 1.07× and the rate shocks fail: 0.93× at +150bps against a 1.10× survival floor and 0.88× at…
- −1.4Investment AnalystAt the tract-median rent of $2,174 a unit (ACS 2020–2024, a little under the seller's $2,260) and 5% vacancy
- Red flagDSCR 1.07× at the tract-median rent and 5% vacancy (1.11× at seller income), below the 1.25× lender floor
| Specialist | Score | Weight |
|---|---|---|
| Investment | 38 | 18% |
| Market comps | 48 | 12% |
| Demographics | 70 | 13% |
| Location | 64 | 15% |
| Risk / return | 30 | 10% |
| Construction | 46 | 10% |
| Market signals | 52 | 4% |
| Environmental | 44 | 10% |
| Regulatory | 62 | 8% |
| City open data | 60 | Records |
Every listing a search returns gets the same ten reads.
One Los Angeles search, 8 listings, as the sources returned them. Rank them on deal score and the best one is a building you would have scrolled past.
- 12150 W 8th Stask $6.75M · 36 units7th in search order67screen, Buy
- 21234 S Kingsley Drask $5.45M · 24 units58screen, Neutral
- 35912 Willoughby Aveask $2.90M · 12 units listed · county roll 1051report, Neutral
- 411826-11828 San Vicente Blvdask $10.65M · 40 unitsIllustrative sample38report, Avoid
- 54522 Franklin Aveask $6.20M · 16 units36screen, Avoid
- 68721 Cattaraugus Aveask $3.40M · 10 units34screen, Avoid
- 7141-143 N La Brea Aveask $3.15M · 8 unitsIllustrative sample30report, Avoid
- 81418 Echo Park Aveask $2.15M · 6 units27screen, Avoid
Full report: all ten specialists Search screen: every result, before any credit
Photos are representative Los Angeles buildings, not these addresses.
Photo credits (Wikimedia Commons, CC BY-SA)
Canterbury Apartments, Hollywood by Downtowngal, CC BY-SA 4.0; Embassy Apartments roof sign, Koreatown by Downtowngal, CC BY-SA 4.0; 4th and Catalina, Koreatown by Downtowngal, CC BY-SA 4.0; 1012 3rd Street, Santa Monica by ArnoldReinhold, CC BY-SA 3.0; 351 S Serrano by Downtowngal, CC BY-SA 4.0; 333 S Serrano by Downtowngal, CC BY-SA 4.0; El Greco Apartments by Los Angeles, CC BY-SA 3.0; Ronda, West Hollywood by Los Angeles, CC BY-SA 3.0.
Three ways in
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Bring the broker docs
The OM, rent roll and T-12 go into the ledger and get checked against the county.
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city and county datasets across US cities: permits, violations, inspections, certificates of occupancy, zoning, parcels.
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- FEMA flood, USGS seismic and Census tract data for any US address
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Free scan: 20 metros
See marketsExhibit B · 5912 Willoughby Ave
Does it still pencil in a bad year?
Slower rents. Higher costs. A weaker sale. See how the deal holds up when the assumptions change.
Try a scenario
Base case
+5.4%
5-year annualized return, including sale
Rents grow 3% a year. The sale assumes a 6.59% income yield.
10,000 possible outcomes
Taller bars = more outcomes
Break-even
−16.0%+27.4%
14% finish at break-even or worse.
Saved sample. The four cases are separate checks; the chart shows the full Monte Carlo results.
See the assumptions and all 25 checksHide the details
The full simulation varies four inputs.
- Rent growth / year
- 3%
- Vacancy
- 5%
- Expense growth / year
- 2%
- Resale income yield
- 6.59%
These are the central assumptions; simulated years vary around them. A higher resale yield means a lower sale price for the same income.
Starting-year cash flow is $11,196 after operating costs, reserve and loan payments. This stays separate from the five-year returns.
Compare rent growth and resale pricing.
Rent growth is 3% per year. The sale uses a 6.59% exit cap. Annualized return: +5.4%.
Each cell is a saved five-year annualized return. Rent growth changes across columns; resale cap changes down rows. The outlined cell is the base case. Vacancy and expense growth stay fixed in this grid.
Cap \ Rent1.0%2.0%3.0%4.0%5.0%
5.59%
6.09%
6.59%
7.09%
7.59%
Inside each analysis
The right questions. From ten different angles.
The financial model is only part of the story. These specialists connect the income, the building and the neighborhood, so an attractive return doesn’t hide an expensive problem.
Open a role to see what it checks and why it matters.
3 specialists
The numbers
Income, price and the downside.
Investment AnalystWhat is left after expenses and the mortgage?
- What it reads
- Listing financials, your rent roll and operating history when supplied, plus the financing assumptions.
- What it adds
- Rebuilds operating income and debt coverage so the seller’s headline return has to survive the math.
Market ComparablesIs the asking price supported nearby?
- What it reads
- Available sale and rent comparisons, price per unit and market benchmarks. A benchmark is labeled when real comps are missing.
- What it adds
- Shows whether the asking price needs a premium, a discount or stronger evidence to justify it.
Risk/ReturnWhat happens when the year goes badly?
- What it reads
- Cash flow, financing and the available downside scenarios and simulations.
- What it adds
- Checks how much room the deal has for weaker income, higher costs and debt pressure before the return breaks down.
4 specialists
The building
The costs and constraints behind the photos.
Construction ScopeWhat might need replacing, and when?
- What it reads
- Building age, reported condition, available permits and regional construction-cost benchmarks.
- What it adds
- Frames a repair scope and reserve to investigate. Age-based estimates stay labeled; contractor quotes still need checking.
Environmental RiskCould a hazard change the cost of ownership?
- What it reads
- Available flood, earthquake and wildfire screens, with property-level findings separated from county context.
- What it adds
- Flags exposure to investigate with an insurer or specialist before treating the expense assumption as settled.
Regulatory & LegalCan you actually carry out the business plan?
- What it reads
- Applicable zoning, rent rules and available enforcement or violation records.
- What it adds
- Checks restrictions that could limit rent increases, renovations or the planned use of the property.
City Open DataWhat does the building’s paper trail say?
- What it reads
- Permit, inspection and violation records returned by supported city sources.
- What it adds
- Connects the building’s paper trail to the repair plan and flags records to request before closing.
3 specialists
The neighborhood
The people and changes behind the rent.
Demographics & DemandCan local renters support these rents?
- What it reads
- Census income, vacancy, renter share, rent burden and employment context.
- What it adds
- Tests whether the rent story fits local demand and affordability instead of relying on a citywide growth headline.
Location & TrajectoryIs this location helping or hurting the deal?
- What it reads
- Available transit, walkability, crime and neighborhood trajectory signals; estimated inputs are labeled.
- What it adds
- Explains location strengths and tradeoffs that may affect tenant demand and the long-term hold.
Market SignalsHas something changed that the listing misses?
- What it reads
- Recent local news, market chatter and available signals about development or proposed policy.
- What it adds
- Surfaces timely changes worth investigating, such as a new employer, competing supply or a proposed policy.
All ten specialists are included on every active plan. Their findings become one memo, with the next questions to ask before you make an offer.
Exhibit D · Your month
Price your month both ways.
By hand you screen every listing and fully underwrite a few. PropHunt fully underwrites all of them.
50 listings. By hand: screen 50, underwrite 5, 24 to 65 hours. PropHunt: underwrite all 50, about 2 hours of machine time, on Starter, $149 a month.
How this comparison is calculated
By hand: 5 to 30 minutes to screen each listing, then a preliminary underwrite of 4 to 8 hours for about 1 in 10 of them (published practitioner and vendor estimates: A.CRE, MotionCRE, AcquiOS). PropHunt: one full analysis timed at 141 seconds on the live product, times every listing, run one after another. One credit runs one analysis; the plan is the smallest whose monthly credits cover the month.
Under $2.50 a building, on every plan.
One credit runs one search or one full analysis. Top-ups from $45, never expire.
Starter
$149/mo
60 credits / mo · $2.48 per credit
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Popular$349/mo
250 credits / mo · $1.40 per credit
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Business
$699/mo
750 credits / mo · $0.93 per credit
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