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Property profile & analytics
OFF-MARKET
Estimated value
$1,220,000
Office buildings
434 Rancho Vis Blvd Palmdale, CA 93550-3063
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0117023
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1977
Construction
WOOD
Total area
3,600 SF
Lot
0.45 ac (19,773 SF)
Zoning code
PDC3
APN
3006-004-048
UPID
US10-0117023
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
-
Jensen Dumpster Rental Waste Management Facility
-
J & J auto repair Auto Repair Shop
-
U-Haul Neighborhood Dealer Car Rental Facility
-
Av Flowers Florist Wedding Service
-
Beauty Lux Studio Cosmetic Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.02M
CAP Approach
CAP
$1.28M
Comparable Approach
Comparable
$1.01M
Blend (final)
Blend
$1.22M
Owner & transaction history
Jose Daniel Castillo Rivera · 3 yrs held
Jose Daniel Castillo Rivera
since 2022
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
PDC3 · Palmdale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.6M
+132.2%
Commercial (general)
$1.1M
+57.8%
Warehouse, storage
$1.1M
+50.1%
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 Palmdale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Palmdale 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
$1,210,000
ML approach
$1,020,000
CAP Approach
CAP Return
Estimation
6%
$1,385,000
6.5%
$1,275,000
7%
$1,185,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$1,635,000
Change: +132% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,110,000
Change: +58% · Conversion: Easy
WAREHOUSE, STORAGE
$1,060,000
Change: +50% · Conversion: Difficult
AUTO REPAIR, GARAGE
$785,000
Change: +12% · Conversion: Difficult
Blend value · Realmo final
$1.22M
Range $1.10M – $1.34M · ±10% · vs last sale $1.20M (Sep 19 2022)
Last sale anchor
$1.20M
Sep 19 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
$339 / 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
$17,336
Tax year 2024
Assessed value
$1,224,000
Assessed 2024
Previous assessed
$1,224,000
+0.0% YoY
Effective rate
1.42%
On assessed value
Assessed land
$622,200
Assessed improvement
$601,800
Applied tax rate
15.0000
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
1977
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
3,600 SF
Lot
0.45 ac (19,773 SF)
Zoning code
PDC3
APN
3006-004-048
UPID
US10-0117023
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
PDC3 · Palmdale, CA
Zoning PDC3 · permitted uses
PDC3 · Palmdale, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Palmdale. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING
Est. value
$1.6M
COMMERCIAL (GENERAL)
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$785,000
MEDICAL BUILDING
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1977
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
0.45 ac
Current owner
From public records · entity-resolved
Jose Daniel Castillo Rivera
Individual
Mailing address
39915 27TH ST W, PALMDALE, CA 93551-3430
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
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 19, 2022
—
Jose Daniel Castillo Rivera
Cesar Ernesto Cortez Portillo
Intrafamily Transfer
related
—
Jan 7, 2022
$1,200,000
Cesar Ernesto Cortez Portillo
Haik Michael Agadzhanyan
Grant Deed
—
Oct 18, 2021
—
Haik Michael Agadzhanyan
Kazaryan Ruzanna
Quit Claim Deed
related
—
Sep 29, 2017
—
Ruzanna Kazaryan
Kazaryan,razanna
Quit Claim Deed
related
$600,000 · Van Acker Michael & M Tr (pt)
Dec 13, 2016
—
Ruzanna Kazaryan
—
Deed
related
$400,000 · Van Acker Michael & M Tr (pt)
Nov 8, 2016
$395,000
Ruzanna Kazaryan
Edmag LLC
Grant Deed
$272,000 · Private Individual
May 18, 2011
—
Edmag LLC
Jouharian,edward
Quit Claim Deed
related
—
May 6, 2011
—
Edward Jouharian
Hovhannisyan,margarit
Quit Claim Deed
related
—
Apr 30, 2010
$300,000
Margarit Hovhannisyan
Smith Billie M 1994 Trust
Grant Deed
$200,000 · Smith Billie M 1994 Trust
Apr 30, 2010
—
Margarit Hovhannisyan
Jouharyan,edward
Grant Deed
related
—
May 15, 1998
$150,000
Smith Trust
Wilder,olivia
Grant Deed
$150,000 · Sun Country Bank
Mar 1, 1996
$203,636
Juan Vasquez
Cook,john & Lynda J
Grant Deed
$5,000 · Seller
—
—
Smith Trust
—
Deed Of Trust
related
$150,000 · Sun Country Bank
—
—
John Cook
—
Deed Of Trust
related
$85,000 · Individual
—
—
Ruzanna Kazaryan
—
Deed Of Trust
related
$400,000 · Van Acker Michael & M Tr (pt)
—
—
John Cook
—
Deed Of Trust
related
$102,500 · Riverside Loan Service INC
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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