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Property profile & analytics
OFF-MARKET
Estimated value
$2,925,000
Office buildings
44300 Lowtree Ave Lancaster, CA 93534-4168
Entity Owned
Absentee Owner
Free & Clear
Property ID
US09-6366440
Property summary
AI-generated overview
This exceptional investment opportunity presents a portfolio of three Class B office buildings totaling 26,252 square feet, situated on Lowtree Avenue in Lancaster, California. The portfolio boasts 100% occupancy across fourteen units, housing thirty tenants, including prominent names like Edward Jones and Farmers Insurance. Built in 1989, these single-story buildings are situated within the Centerpoint Business Park, a well-established commercial area. The property features a modified lease type with franchisee tenants. The portfolio's strong performance is reflected in its impressive 6.53% capitalization rate and a net operating income (NOI) of $261,354, with an asking price of $4,000,000. The property is zoned C-Commercial and is held under an LLC ownership structure, making it suitable for a 1031 exchange. The price per square foot is $152.37. This stabilized investment offers a compelling opportunity for investors seeking a high-performing, multi-tenant property in a desirable location. The addresses included are 44300, 44303, and 44345 Lowtree Avenue, Lancaster, CA 93534. The property is professionally managed.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1989
Construction
WOOD
Total area
16,653 SF
Lot
1.22 ac (53,293 SF)
Zoning code
LRC1DP*
APN
3123-003-094
UPID
US09-6366440
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
-
Mario Tamayo Physician Medical Clinic
-
Applied Behavior Consultants Special Education Facility
-
Surya Vanguri Foster Care Service Social Service Agency
-
Kishan Bevil Foster Care Service Social Service Agency
-
SCV Counseling Center Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.27M
Blend (final)
Blend
$2.93M
Owner & transaction history
Tenth West Corner LLC
Tenth West Corner LLC
since 2025
Last sale
$3.4M
7 recorded transactions
Zoning & alternative use
LRC1DP* · Lancaster, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$4.6M
+29.5%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,535,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$4,580,000
Change: +30% · Conversion: Difficult
Blend value · Realmo final
$2.93M
Range $2.63M – $3.22M · ±10% · vs last sale $3.35M (Jun 15 2025)
Last sale anchor
$3.35M
Jun 15 2025
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
$176 / 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
$29,069
Tax year 2024
Assessed value
$1,666,039
Assessed 2024
Previous assessed
$1,666,039
+0.0% YoY
Effective rate
1.74%
On assessed value
Assessed land
$555,344
Assessed improvement
$1,110,695
Applied tax rate
12.0000
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
1989
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Total area
16,653 SF
Lot
1.22 ac (53,293 SF)
Zoning code
LRC1DP*
APN
3123-003-094
UPID
US09-6366440
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LRC1DP* · Lancaster, CA
Zoning LRC1DP* · permitted uses
LRC1DP* · 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
$3.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.6M
OFFICE BUILDING Current
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
1989
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Lot
1.22 ac
Current owner
From public records · entity-resolved
Tenth West Corner LLC
Entity
Free & Clear · 0 yrs held
Mailing address
6454 LE BLANC PL, RANCHO PALOS VERDES, CA 90275-5728
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Sep 15, 2025
$3,350,000
Tenth West Corner LLC
Nobility Real Estate Investments Ll
Grant Deed
—
Oct 26, 2012
$1,450,000
Nobility Real Estate Invs LLC
Rosa,luis
Grant Deed
—
Jun 11, 2012
$1,100,000
Luis Rosa
Beacon Default Mgmt INC
Trustees Deed
related
—
May 17, 2007
—
Golden Centerpoint LLC
Golden Avery Trust
Quit Claim Deed
$4,700,000 · Column Financial INC
Feb 28, 2007
$305,000
Golden Avery Trust
Berkley,alyse G
Grant Deed
—
Feb 28, 2007
$303,000
Golden Avery Trust
Schlossman M H Fam Trust
Grant Deed
related
—
Feb 14, 2006
—
Golden Francine Trust
44300 Lowtree Ents
Grant Deed
—
Oct 21, 1994
$1,815,000
44300 Lowtree Enterprises
Canada Life Assurance Co
Grant Deed
$188,000 · Seller
Dec 15, 1993
$2,750,000
Canada Life Assurance Co
Avenue J Assoc
Trustees 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.
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