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Property profile & analytics
OFF-MARKET
Estimated value
$4,900,000
Office buildings
42455 10th W St Lancaster, CA 93534-7060
Individually Owned
20-yr Hold
~
Est. High Equity
Property ID
US09-6492196
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1993
Construction
TILT-UP CONCRETE
Total area
21,008 SF
Lot
2.18 ac (94,882 SF)
Zoning code
LRLI
APN
3109-025-029
UPID
US09-6492196
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
-
Barbara Paradise Marriage Or Relationship Counselor
-
Keith Blackwell Marriage Or Relationship Counselor Medical School
-
AJ Eliopulos Commercial / Industrial Development, Inc. Construction Company General Contractor
-
Law Office of Jesse P. Duran Law Firm
-
Amilcar Ramirez Medical School Social Worker
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.50M
Comparable Approach
Comparable
$5.88M
Blend (final)
Blend
$4.90M
Owner & transaction history
A J Eliopulos Coml Of Indl Dev · 20 yrs held
A J Eliopulos Coml Of Indl Dev
since 2006
7 recorded transactions
Zoning & alternative use
LRLI · Lancaster, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$7.1M
+58.9%
Apartment house (5+ units)
$7.0M
+56.6%
Commercial (general)
$6.5M
+45.5%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$5,955,000
6.5%
$5,495,000
7%
$5,100,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,460,000
Current use
AUTO REPAIR, GARAGE
$7,085,000
Change: +59% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$6,985,000
Change: +57% · Conversion: Easy
COMMERCIAL (GENERAL)
$6,490,000
Change: +46% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$5,775,000
Change: +30% · Conversion: Difficult
Blend value · Realmo final
$4.90M
Range $4.41M – $5.39M · ±10%
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
$233 / 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
$57,802
Tax year 2024
Assessed value
$4,307,901
Assessed 2024
Previous assessed
$4,307,901
+0.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$669,888
Assessed improvement
$3,638,013
Applied tax rate
14.0000
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
Status
Off-Market
Year built
1993
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Units
7
Total area
21,008 SF
Lot
2.18 ac (94,882 SF)
Zoning code
LRLI
APN
3109-025-029
UPID
US09-6492196
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LRLI · Lancaster, CA
Zoning LRLI · permitted uses
LRLI · 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
$4.5M
AUTO REPAIR, GARAGE
Est. value
$7.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$7.0M
COMMERCIAL (GENERAL)
Est. value
$6.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.8M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
1993
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Units
7
Lot
2.18 ac
Current owner
From public records · entity-resolved
A J Eliopulos Coml Of Indl Dev
Individual
Mailing address
PO BOX 801087, SANTA CLARITA, CA 91380-1087
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 30, 2020
—
Aj Eliopulos Commercial Of Indust
—
Deed
related
$2,590,000 · California Cu
Feb 8, 2006
—
A J Eliopulos Coml Of Indl Dev
Eliopulos A J & R C Trust
Quit Claim Deed
$3,000,000 · California Cu
Dec 21, 2005
—
Eliopulos Andrew J & R C Trust
Eliopulos,andrew J & Rula C
Quit Claim Deed
related
—
Mar 8, 2000
$84,500
Andrew J Eliopulos
Patrick Trust
Grant Deed
—
Feb 25, 1999
—
Patrick,thomas E Trustee
Kay,j F
Quit Claim Deed
related
—
—
—
A J Eliopulos Commercial Of Indus
—
Deed Of Trust
related
$2,925,000 · California Cu
—
—
A J Eliopulos Commercial Of Indus
—
Deed Of Trust
related
$3,520,000 · California Cu
—
—
Aj Eliopulos Commercial Of Indust
—
Deed Of Trust
related
$2,590,000 · California Cu
—
—
A J Eliopulos Coml Of Indl Dev
—
Deed Of Trust
related
$3,520,000 · California Cu
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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