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Property profile & analytics
OFF-MARKET
Estimated value
$18,915,000
Office buildings
177 Holston Dr Lancaster, CA 93535-4570
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9325755
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2003
Construction
TILT-UP CONCRETE
Total area
101,136 SF
Lot
4.18 ac (182,120 SF)
Zoning code
LRSP
APN
3126-027-145
UPID
US09-9325755
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
Current use
Occupant on record · Public records
-
Lifelong Learning Charitable Organization Social Service Agency
-
Learn4Life - Concept Carter School Training Center Tutoring Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$26.46M
Comparable Approach
Comparable
$16.62M
Blend (final)
Blend
$18.92M
Owner & transaction history
Wfcs Holdings II LLC · 5 yrs held
Wfcs Holdings II LLC
since 2021
Last sale
$19.8M
6 recorded transactions
Zoning & alternative use
LRSP · Lancaster, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$31.3M
+37.6%
Neighborhood: shopping center
$27.8M
+22.5%
Auto repair, garage
$27.7M
+22.2%
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
$19,440,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$28,660,000
6.5%
$26,455,000
7%
$24,565,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$22,710,000
Current use
COMMERCIAL (GENERAL)
$31,250,000
Change: +38% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$27,810,000
Change: +22% · Conversion: Difficult
AUTO REPAIR, GARAGE
$27,740,000
Change: +22% · Conversion: Difficult
Blend value · Realmo final
$18.92M
Range $17.02M – $20.81M · ±10% · vs last sale $19.80M (Jul 14 2021)
Last sale anchor
$19.80M
Jul 14 2021
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
$187 / 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
$57,157
Tax year 2024
Assessed value
$19,467,964
Assessed 2024
Previous assessed
$19,467,964
+0.0% YoY
Effective rate
0.29%
On assessed value
Assessed land
$1,976,760
Assessed improvement
$17,491,204
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
2003
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Total area
101,136 SF
Lot
4.18 ac (182,120 SF)
Zoning code
LRSP
APN
3126-027-145
UPID
US09-9325755
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LRSP · Lancaster, CA
Zoning LRSP · permitted uses
LRSP · 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
OFFICE BUILDING Current
Est. value
$22.7M
COMMERCIAL (GENERAL)
Est. value
$31.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$27.8M
AUTO REPAIR, GARAGE
Est. value
$27.7M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
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
2003
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Lot
4.18 ac
Current owner
From public records · entity-resolved
Wfcs Holdings II LLC
Entity
Mailing address
1000 SW BROADWAY STE #1800, PORTLAND, OR 97205-3079
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 14, 2021
$19,802,000
Wfcs Holdings II LLC
Aep Charter Holston LLC
Grant Deed
—
Jul 20, 2015
$56,000
Aep Charter Holston LLC
Mk Rrp 177 Holston Drive LLC
Grant Deed
—
Nov 20, 2013
$4,000,000
Mk Rrp 177 Holston Drive LLC
Bank Of America
Grant Deed
—
Nov 13, 2008
$33,100,000
Bank Of America NA
Countrywide Hm Lns INC
Grant Deed
—
Jan 21, 2005
$26,166,260
Countrywide Home Loans INC
Vff Commercial Properties LLC
Grant Deed
—
—
—
Mk Rrp 177 Rolston Drive LLC
—
Deed Of Trust
related
$131,777,625 · Deutsche Bank Ag Ny Branch
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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