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Property profile & analytics
OFF-MARKET
Estimated value
$2,490,000
Assisted living facilities
43051 15th W St Lancaster, CA 93534-6906
Entity Owned
28-yr Hold
~
Est. High Equity
Property ID
US09-6492270
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1999
Construction
WOOD
Total area
72,426 SF
Lot
5.03 ac (219,206 SF)
Zoning code
LRHDR-1
APN
3125-022-103
UPID
US09-6492270
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
-
The Havens at Antelope Valley Nursing Home Retirement Community
-
Peg's new home in Antalope Hotel & Motel Bed & Breakfast
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.49M
Owner & transaction history
Merrill Gardens LLC · 28 yrs held
Merrill Gardens LLC
since 1997
6 recorded transactions
Zoning & alternative use
LRHDR-1 · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$34 / 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
$157,117
Tax year 2024
Assessed value
$8,792,390
Assessed 2024
Previous assessed
$8,792,390
+0.0% YoY
Effective rate
1.79%
On assessed value
Assessed land
$879,234
Assessed improvement
$7,913,156
Applied tax rate
6.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1999
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Units
95
Bathrooms
190
Total area
72,426 SF
Lot
5.03 ac (219,206 SF)
Zoning code
LRHDR-1
APN
3125-022-103
UPID
US09-6492270
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LRHDR-1 · Lancaster, CA
Zoning LRHDR-1 · permitted uses
LRHDR-1 · 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
1999
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
95
Bathrooms
190
Lot
5.03 ac
Current owner
From public records · entity-resolved
Merrill Gardens LLC
Entity
Mailing address
PO BOX 92129, SOUTHLAKE, TX 76092-0102
Ownership since
1997
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
Dec 16, 1997
$300,000
Merrill Gardens LLC
Lancaster Developers
Grant Deed
—
—
—
Mgp Xvii LLC
—
Deed Of Trust
related
$4,556,000 · Arcs Commercial Mortgage Co LP
—
—
Mpg Xvii LLC
—
Deed Of Trust
related
$1,062,000 · Arcs Commercial Mortgage Co LP
—
—
Mgp Xvii LLC
—
Deed Of Trust
related
$6,637,000 · Arcs Commercial Mortgage Co LP
—
—
Merrill Gardens LLC
—
Deed Of Trust
related
$6,132,000 · Seafirst Bank
—
—
Mgp Xvii LLC
—
Deed Of Trust
related
$10,402,000 · Pnc 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.
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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