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Property profile & analytics
OFF-MARKET
Estimated value
$4,200,000
Office buildings
44444 16th W St Lancaster, CA 93534-2840
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6492246
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1986
Construction
WOOD
Total area
10,107 SF
Lot
1.13 ac (49,073 SF)
Zoning code
LROP
APN
3122-005-046
UPID
US09-6492246
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
-
Lancaster Podiatrist | Lancaster Bunions | Palmdale, CA Bunions | Rosamond, CA Diabetic Foot Care Physician
-
John H Tookey DDS Inc. Dental Office
-
Valley Oxygen Pharmacy
-
John Hall Tookey Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.11M
CAP Approach
CAP
$2.65M
Comparable Approach
Comparable
$2.62M
Blend (final)
Blend
$4.20M
Owner & transaction history
Proactive Work Health Medical Cente · 3 yrs held
Proactive Work Health Medical Cente
since 2023
Last sale
$4.2M
5 recorded transactions
Zoning & alternative use
LROP · Lancaster, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$6.6M
+206.7%
Medical building
$4.6M
+114.1%
Auto repair, garage
$3.4M
+58.9%
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
$4,250,000
ML approach
$4,105,000
CAP Approach
CAP Return
Estimation
6%
$2,865,000
6.5%
$2,645,000
7%
$2,455,000
Alternative Use
Use
Estimation
RESTAURANT
$6,580,000
Change: +207% · Conversion: Moderate
MEDICAL BUILDING
$4,595,000
Change: +114% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,410,000
Change: +59% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$3,360,000
Change: +57% · Conversion: Easy
COMMERCIAL (GENERAL)
$3,125,000
Change: +46% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$2,780,000
Change: +30% · Conversion: Difficult
Blend value · Realmo final
$4.20M
Range $3.78M – $4.62M · ±10% · vs last sale $4.23M (Mar 28 2023)
Last sale anchor
$4.23M
Mar 28 2023
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
$416 / 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
$28,459
Tax year 2024
Assessed value
$1,918,110
Assessed 2024
Previous assessed
$1,918,110
+0.0% YoY
Effective rate
1.48%
On assessed value
Assessed land
$711,450
Assessed improvement
$1,206,660
Applied tax rate
10.0000
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 (MULTI-STORY)
Status
Off-Market
Year built
1986
Construction
WOOD
Heating
NONE
Stories
2
Total area
10,107 SF
Lot
1.13 ac (49,073 SF)
Zoning code
LROP
APN
3122-005-046
UPID
US09-6492246
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LROP · Lancaster, CA
Zoning LROP · permitted uses
LROP · 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
RESTAURANT
Est. value
$6.6M
MEDICAL BUILDING
Est. value
$4.6M
AUTO REPAIR, GARAGE
Est. value
$3.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.4M
COMMERCIAL (GENERAL)
Est. value
$3.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.8M
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
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
1986
Construction
WOOD
Heating
NONE
Stories
2
Lot
1.13 ac
Current owner
From public records · entity-resolved
Proactive Work Health Medical Cente
Individual
Mailing address
5651 SEPULVEDA BLVD STE #302, SHERMAN OAKS, CA 91411-2954
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 28, 2023
—
Proactive Work Health Medical Cente
Alpha Property Management II LLC
Lease
$1,714,000 · First Citizens Bank & Trust Co
Mar 31, 2017
$1,750,000
Kim Sing International
16th Street Plaza Ltd
Grant Deed
—
—
—
16th St Plaa Ltd
—
Deed Of Trust
related
$585,000 · Stancorp Mortgage Investors
—
—
16th Street Plaza Ltd
—
Deed Of Trust
related
$485,000 · Standard Insurance Co
Dec 28, 1966
—
—
—
Grant Deed
related
—
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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