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Property profile & analytics
OFF-MARKET
Estimated value
$1,435,000
Medical Office Space
44469 10th W St Lancaster, CA 93534-3324
Individually Owned
15-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0094493
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1959
Construction
WOOD
Total area
9,148 SF
Lot
0.54 ac (23,349 SF)
Zoning code
LRC3*
APN
3122-020-062
UPID
US10-0094493
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
-
Mahdessian Hovsep MD Physician
-
Siamak Md Heshmati Pediatrician Physician
-
Paula Bailey-Walton Physician
-
WAH WAH CHU Physician
-
Lucjan Md Krzysiak Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.44M
Owner & transaction history
Abbass Tousi · 15 yrs held
Abbass Tousi
since 2011
7 recorded transactions
Zoning & alternative use
LRC3* · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$157 / 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
$13,166
Tax year 2024
Assessed value
$944,536
Assessed 2024
Previous assessed
$944,536
+0.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$383,173
Assessed improvement
$561,363
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1959
Construction
WOOD
Heating
NONE
Cooling
OTHER
Units
4
Bathrooms
4
Total area
9,148 SF
Lot
0.54 ac (23,349 SF)
Zoning code
LRC3*
APN
3122-020-062
UPID
US10-0094493
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LRC3* · Lancaster, CAZoning LRC3* · permitted uses
LRC3* · Lancaster, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1959
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
4
Bathrooms
4
Lot
0.54 ac
Current owner
From public records · entity-resolved
Abbass Tousi
Individual
Mailing address
10825 SANTA MONICA BLVD, LOS ANGELES, CA 90025-4601
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2011
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
Apr 17, 2018
—
Abbass Tousi
—
Grant Deed
related
$2,780,000 · Wells Fargo Bk
Oct 28, 2011
—
Tousi,abbass & Shohreh
—
Grant Deed
related
$1,500,000 · East West Bank
Mar 16, 2011
—
Abbass Tousi
Tousi,abbass & Shohreh
Quit Claim Deed
related
—
Apr 7, 2006
$2,475,000
Abbass Tousi
Arul Family Trust
Grant Deed
$1,525,000 · Pacific Premier Bank
Nov 4, 1994
—
Owner
Arulanantham,k & I S
Grant Deed
related
—
—
—
Abbass Tousi
—
Loan Modification
related
$1,495,430 · East West Bank
—
—
Arul Trust
—
Deed Of Trust
related
$422,125 · Anilananthan Trust
—
—
Moorthy Trust
—
Deed Of Trust
related
$422,125 · Moorthy Trust
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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