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Property profile & analytics
OFF-MARKET
Estimated value
$23,980,000
Assisted living facilities
44445 15th W St Lancaster, CA 93534-2801
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US10-0094463
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1982
Construction
WOOD
Total area
20,352 SF
Lot
0.66 ac (28,538 SF)
Zoning code
LRC*
APN
3122-005-039
UPID
US10-0094463
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
-
Wellsprings Post Acute Center Rehabilitation Center Nursing Home
-
Mirage Post Acute Nursing Home
-
wpac Rehabilitation Center
-
Dr. Ferdinand Panoussi Physician
-
WANES BARSEMIAN Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$23.98M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$23.98M
Owner & transaction history
Antelope Valley Snf Owner LLC
Antelope Valley Snf Owner LLC
since 2025
Last sale
$24.0M
7 recorded transactions
Zoning & alternative use
LRC* · 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
Method
Estimation
Statistic approach
$23,980,000
ML approach
$23,980,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$23.98M
Range $21.58M – $26.38M · ±10% · vs last sale $23.98M (Jul 2 2024)
Last sale anchor
$23.98M
Jul 2 2024
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
$1,178 / 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
$73,665
Tax year 2024
Assessed value
$2,976,015
Assessed 2024
Previous assessed
$2,976,015
+0.0% YoY
Effective rate
2.48%
On assessed value
Assessed land
$565,057
Assessed improvement
$2,410,958
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1982
Construction
WOOD
Heating
NONE
Stories
1
Units
137
Total area
20,352 SF
Lot
0.66 ac (28,538 SF)
Zoning code
LRC*
APN
3122-005-039
UPID
US10-0094463
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LRC* · Lancaster, CA
Zoning LRC* · permitted uses
LRC* · 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
1982
Construction
WOOD
Heating
NONE
Stories
1
Units
137
Lot
0.66 ac
Current owner
From public records · entity-resolved
Antelope Valley Snf Owner LLC
Entity
Mailing address
17 STATE ST STE #2525, NEW YORK, NY 10004-1535
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 1, 2025
—
Antelope Valley Snf Owner LLC
Unified IV Investments LLC
Deed
related
—
Mar 5, 2025
—
Wellsprings Snf Owner LLC
—
Deed
related
$600,000,000 · Truist Bank
Jul 2, 2024
$23,979,500
Wallsprings Snf Owner LLC
Unified Investments V LLC
Grant Deed
—
Dec 1, 1999
$6,475,500
United Investments V LLC
Avch Partnership
Grant Deed
$4,565,970 · Long Term Care Consulting & Fn
Jan 12, 1996
—
Golden,avery Trustee
Golden,a
Quit Claim Deed
related
—
Jun 14, 1995
—
Avery M Golden
Golden,l E
Quit Claim Deed
related
—
Oct 24, 1994
—
Golden Allen Co Tr Et Al
—
Deed Of Trust
related
—
—
—
Unified Investments V LLC
—
Deed Of Trust
related
$9,679,600 · Gmac Commercial Mortgage Corp
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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