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Property profile & analytics
OFF-MARKET
Estimated value
$2,880,000
Community centers
42839 10th W St Lancaster, CA 93534
Individually Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9204122
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
2015
Construction
WOOD
Total area
2,946 SF
Lot
0.84 ac (36,373 SF)
Zoning code
LRCP
APN
3125-025-005
UPID
US09-9204122
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
-
El Pollo Loco Take-out & Catering Catering Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.76M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.88M
Owner & transaction history
Sandra S Lau · 6 yrs held
Sandra S Lau
since 2020
Last sale
$3.3M
4 recorded transactions
Zoning & alternative use
LRCP · Lancaster, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$3,760,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.88M
Range $2.59M – $3.17M · ±10% · vs last sale $3.30M (Feb 20 2020)
Last sale anchor
$3.30M
Feb 20 2020
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
$978 / 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
$51,154
Tax year 2024
Assessed value
$3,538,264
Assessed 2024
Previous assessed
$3,538,264
+0.0% YoY
Effective rate
1.45%
On assessed value
Assessed land
$1,608,302
Assessed improvement
$1,929,962
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
2015
Construction
WOOD
Heating
NONE
Cooling
OTHER
Total area
2,946 SF
Lot
0.84 ac (36,373 SF)
Zoning code
LRCP
APN
3125-025-005
UPID
US09-9204122
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LRCP · Lancaster, CA
Zoning LRCP · permitted uses
LRCP · 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.
Building & site characteristics
From public records
Year built
2015
Construction
WOOD
Heating
NONE
Cooling
Yes
Lot
0.84 ac
Current owner
From public records · entity-resolved
Sandra S Lau
Individual
Mailing address
416 W LONGDEN AVE, ARCADIA, CA 91007-8127
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 20, 2020
$3,300,000
Sandra S Lau
St James Management INC
Grant Deed
$1,300,000 · Bay Commercial Bank
Dec 21, 2009
$620,000
St James Management INC
Camden Hldgs LLC
Grant Deed
—
Dec 15, 2008
$1,200,000
Camden Holdings LLC
Mjl Brooke Ventura LLC
Grant Deed
—
Dec 8, 2008
—
Mjl Packer Imperial LLC
Mjl Packer Ventura LLC
Quit Claim Deed
—
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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