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Property profile & analytics
OFF-MARKET
Estimated value
$10,765,000
Warehouses
44150 10th W St Lancaster, CA 93534-4232
Entity Owned
12-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0321414
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
2007
Construction
WOOD
Total area
75,508 SF
Lot
6.14 ac (267,602 SF)
Zoning code
LRCPD*
APN
3131-011-038
UPID
US10-0321414
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
-
Baskin-Robbins Grocery & Convenience Store Specialty Food Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$14.60M
Comparable Approach
Comparable
$10.74M
Blend (final)
Blend
$10.77M
Owner & transaction history
Purely Storage Partners LLC · 12 yrs held
Purely Storage Partners LLC
since 2014
7 recorded transactions
Zoning & alternative use
LRCPD* · Lancaster, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$16.0M
+86.6%
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%
$15,815,000
6.5%
$14,600,000
7%
$13,555,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$8,590,000
Current use
OFFICE BUILDING
$16,035,000
Change: +87% · Conversion: Difficult
Blend value · Realmo final
$10.77M
Range $9.69M – $11.84M · ±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
$143 / 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
$143,595
Tax year 2024
Assessed value
$9,710,753
Assessed 2024
Previous assessed
$9,710,753
+0.0% YoY
Effective rate
1.48%
On assessed value
Assessed land
$3,884,299
Assessed improvement
$5,826,454
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
2007
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
5
Stories
1
Total area
75,508 SF
Lot
6.14 ac (267,602 SF)
Zoning code
LRCPD*
APN
3131-011-038
UPID
US10-0321414
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LRCPD* · Lancaster, CA
Zoning LRCPD* · permitted uses
LRCPD* · 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
WAREHOUSE, STORAGE Current
Est. value
$8.6M
OFFICE BUILDING
Est. value
$16.0M
WAREHOUSE, STORAGE Current
OFFICE BUILDING
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
2007
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
5
Lot
6.14 ac
Current owner
From public records · entity-resolved
Purely Storage Partners LLC
Entity
Mailing address
20371 N IRVINE AVE STE #100, NEWPORT BEACH, CA 92660-0119
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
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
May 28, 2014
—
Purely Storage Partners LLC
U Lock It Up II LLC
Grant Deed
$8,550,000 · Redwood Com'l Mtg Corp
Mar 30, 2011
—
U Lock It Up II LLC
U Lock It Up LLC
Quit Claim Deed
$7,250,000 · First Private Bank & Trust
Jul 31, 2009
$6,500,000
U Lock It Up LLC
Patterson,richard A
Grant Deed
—
Jan 18, 2008
—
Richard A Patterson
Patterson,ann
Quit Claim Deed
related
$5,500,000 · First Private Bank & Trust
Jan 18, 2008
$11,000,000
Richard A Patterson
Raznick Family Ventures
Grant Deed
—
Jan 27, 1995
$155,000
Raznick Family Ventures
Raznick Trust
Grant Deed
related
—
May 22, 1992
$66,000
James D Gilstrap
Sopky,kathryn A
Grant Deed
$51,000 · Seller
—
—
Raznick Family Ventures
—
Deed Of Trust
related
$7,950,000 · Wachovia Bank NA
—
—
Purely Storage Partners LLC
—
Deed Of Trust
related
$486,835 · Ronald L Barber
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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