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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
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0094464
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1972
Construction
WOOD
Total area
62,860 SF
Lot
2.68 ac (116,675 SF)
Zoning code
LRCPD*
APN
3122-005-040
UPID
US10-0094464
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
$15.98M
Blend (final)
Blend
$23.98M
Owner & transaction history
Wallsprings Snf Owner LLC · 2 yrs held
Wallsprings Snf Owner LLC
since 2024
Last sale
$24.0M
3 recorded transactions
Zoning & alternative use
LRCPD* · Lancaster, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$28.6M
+64.6%
Auto repair, garage
$21.2M
+22.2%
Apartment house (5+ units)
$20.9M
+20.4%
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
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$17,360,000
Current use
MEDICAL BUILDING
$28,575,000
Change: +65% · Conversion: Difficult
AUTO REPAIR, GARAGE
$21,205,000
Change: +22% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$20,900,000
Change: +20% · Conversion: Difficult
COMMERCIAL (GENERAL)
$19,420,000
Change: +12% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$17,285,000
Change: 0% · Conversion: Difficult
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
$381 / 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
$138,354
Tax year 2024
Assessed value
$6,780,828
Assessed 2024
Previous assessed
$6,780,828
+0.0% YoY
Effective rate
2.04%
On assessed value
Assessed land
$1,310,952
Assessed improvement
$5,469,876
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1972
Construction
WOOD
Heating
NONE
Buildings
3
Stories
1
Units
299
Total area
62,860 SF
Lot
2.68 ac (116,675 SF)
Zoning code
LRCPD*
APN
3122-005-040
UPID
US10-0094464
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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$17.4M
MEDICAL BUILDING
Est. value
$28.6M
AUTO REPAIR, GARAGE
Est. value
$21.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$20.9M
COMMERCIAL (GENERAL)
Est. value
$19.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$17.3M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
1972
Construction
WOOD
Heating
NONE
Stories
1
Buildings
3
Units
299
Lot
2.68 ac
Current owner
From public records · entity-resolved
Wallsprings 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
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
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
Oct 24, 1994
—
Avery Golden
Golden,a
Quit Claim 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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