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Property profile & analytics
OFF-MARKET
Estimated value
$6,875,000
Community centers
1001 Ave I I Lancaster, CA 93534-2243
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0328783
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1960
Construction
TILT-UP CONCRETE
Total area
33,756 SF
Lot
2.74 ac (119,270 SF)
Zoning code
LRC3*
APN
3120-029-020
UPID
US10-0328783
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.79M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.88M
Owner & transaction history
Eddie H Sieu · 2 yrs held
Eddie H Sieu
since 2023
Last sale
$6.9M
7 recorded transactions
Zoning & alternative use
LRC3* · Lancaster, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$11.4M
+22.7%
Apartment house (5+ units)
$11.2M
+20.9%
Commercial (general)
$10.4M
+12.4%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Lancaster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lancaster submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$6,930,000
ML approach
$6,785,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$9,280,000
Current use
AUTO REPAIR, GARAGE
$11,390,000
Change: +23% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$11,225,000
Change: +21% · Conversion: Difficult
COMMERCIAL (GENERAL)
$10,430,000
Change: +12% · Conversion: Easy
Blend value · Realmo final
$6.88M
Range $6.19M – $7.56M · ±10% · vs last sale $6.89M (Aug 18 2023)
Last sale anchor
$6.89M
Aug 18 2023
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$204 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$118,631
Tax year 2024
Assessed value
$6,890,000
Assessed 2024
Previous assessed
$6,890,000
+0.0% YoY
Effective rate
1.72%
On assessed value
Assessed land
$2,100,000
Assessed improvement
$4,790,000
Applied tax rate
5.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1960
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
3
Stories
1
Total area
33,756 SF
Lot
2.74 ac (119,270 SF)
Zoning code
LRC3*
APN
3120-029-020
UPID
US10-0328783
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LRC3* · Lancaster, CA
Zoning LRC3* · permitted uses
LRC3* · Lancaster, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lancaster. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$9.3M
AUTO REPAIR, GARAGE
Est. value
$11.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$11.2M
COMMERCIAL (GENERAL)
Est. value
$10.4M
NEIGHBORHOOD: SHOPPING CENTER Current
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1960
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
3
Lot
2.74 ac
Current owner
From public records · entity-resolved
Eddie H Sieu
Individual
Mailing address
134 ALTA ST APT A, ARCADIA, CA 91006-6548
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 18, 2023
$6,890,000
Eddie H Sieu
Hagop J Kassamanian
Grant Deed
$3,445,000 · Woori America Bank
Feb 1, 2005
$5,600,000
Kassamanian Family Trust
Jrp Management Co LLC
Grant Deed
$3,800,000 · Citibank West Fsb
Mar 12, 2004
$7,250,000
Jrp Management Co LLC
Kt Holdings LLC
Grant Deed
$4,710,000 · Wilshire State Bank
Aug 18, 1999
$1,525,000
Kt Holdings LLC
—
Grant Deed
related
—
Jun 30, 1999
—
Warden Hasselkus Partnership
—
Deed Of Trust
related
—
Sep 30, 1997
$120,000
Lfdhancrg LLC
Ashtiani,jahan & Christina
Grant Deed
—
May 20, 1997
—
Ashtiani,jahan & Christina Co-tr
Warden,c M
Quit Claim Deed
related
—
May 19, 1997
—
Christina M Warden
Warden C M Trustee,
Quit Claim Deed
related
—
—
—
Kassamanian Family Trust
—
Deed Of Trust
related
$3,210,000 · Kinecta FCU
—
—
Kt Holdings LLC
—
Deed Of Trust
related
$350,000 · Waltco Of Nevada
—
—
Kt Holding LLC
—
Deed Of Trust
related
$550,000 · Charles Dunn Capital INC
—
—
Kt Holdings LLC
—
Deed Of Trust
related
$1,700,000 · Waltco Of Nevada Psp
—
—
K T Holdings LLC
—
Deed Of Trust
related
$3,880,000 · United Commercial Bank
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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