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Property profile & analytics
OFF-MARKET
Estimated value
$2,970,000
Community centers
13th Stw Vic Ave K K Lancaster, CA 93534
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9305517
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1987
Construction
WOOD
Total area
6,847 SF
Lot
0.75 ac (32,762 SF)
Zoning code
LRC3DP*
APN
3125-021-061
UPID
US09-9305517
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
$2.76M
CAP Approach
CAP
$1.97M
Comparable Approach
Comparable
$3.36M
Blend (final)
Blend
$2.97M
Owner & transaction history
Atwater Ev Vii LLC · 3 yrs held
Atwater Ev Vii LLC
since 2022
Last sale
$3.5M
7 recorded transactions
Zoning & alternative use
LRC3DP* · Lancaster, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.5M
+136.8%
Medical building
$3.1M
+65.3%
Auto repair, garage
$2.3M
+22.7%
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
$2,725,000
ML approach
$2,760,000
CAP Approach
CAP Return
Estimation
6%
$2,135,000
6.5%
$1,970,000
7%
$1,830,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,885,000
Current use
RESTAURANT
$4,460,000
Change: +137% · Conversion: Difficult
MEDICAL BUILDING
$3,115,000
Change: +65% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,310,000
Change: +23% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,275,000
Change: +21% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,115,000
Change: +12% · Conversion: Easy
Blend value · Realmo final
$2.97M
Range $2.67M – $3.27M · ±10% · vs last sale $3.50M (Dec 9 2022)
Last sale anchor
$3.50M
Dec 9 2022
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
$434 / 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
$38,005
Tax year 2024
Assessed value
$2,412,300
Assessed 2024
Previous assessed
$2,412,300
+0.0% YoY
Effective rate
1.58%
On assessed value
Assessed land
$780,300
Assessed improvement
$1,632,000
Applied tax rate
2.0000
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
1987
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Total area
6,847 SF
Lot
0.75 ac (32,762 SF)
Zoning code
LRC3DP*
APN
3125-021-061
UPID
US09-9305517
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LRC3DP* · Lancaster, CA
Zoning LRC3DP* · permitted uses
LRC3DP* · 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
$1.9M
RESTAURANT
Est. value
$4.5M
MEDICAL BUILDING
Est. value
$3.1M
AUTO REPAIR, GARAGE
Est. value
$2.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.3M
COMMERCIAL (GENERAL)
Est. value
$2.1M
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
MEDICAL BUILDING
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
1987
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
0.75 ac
Current owner
From public records · entity-resolved
Atwater Ev Vii LLC
Entity
Mailing address
1420 W VLY BLVD, ALHAMBRA, CA 91803-2320
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 9, 2022
$3,500,000
Atwater Ev Vii LLC
Thomas D Rand Luby
Grant Deed
$1,811,224 · Utah Alps LLC
Mar 21, 2018
$6,900,000
Rand-luby,thomas D Living Trust
Cp Commerce Shops LLC
Trustees Deed
$4,425,000 · American First Cu
Oct 31, 2013
$5,400,000
Cp Commerce Shops LLC
Avenue K Lancaster Ucm Of Cadence
Grant Deed
$3,240,000 · Key Bank NA
Oct 23, 2012
—
Avenue K Lancaster Ucm Of Cadence
—
Deed Of Trust
related
$18,633,972 · Uvaf I/lancaster Center LLC
Sep 10, 2010
—
Avenue K Lancaster Ucm Of Cadence
—
Deed Of Trust
related
$27,500,000 · Capmark Bank
Aug 17, 2005
$18,266,500
Avenue K Lancaster Ucm Of Cadence
Passco Lancaster LLC
Grant Deed
—
Aug 16, 2005
—
Avenue K Lancaster Ucm Of Cadence
Passco Lancaster LLC
Grant Deed
related
—
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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