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Property profile & analytics
OFF-MARKET
Estimated value
$575,000
Office buildings
44733 10th W St Lancaster, CA 93534-3015
Individually Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0094475
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1978
Construction
WOOD
Total area
4,100 SF
Lot
0.33 ac (14,510 SF)
Zoning code
LRCPD-R170
APN
3122-016-018
UPID
US10-0094475
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
-
Care Net Women's Resource Center of North County Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$570k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$463k
Blend (final)
Blend
$575k
Owner & transaction history
Patrick J Daniel · 2 yrs held
Patrick J Daniel
since 2023
Last sale
$575,000
6 recorded transactions
Zoning & alternative use
LRCPD-R170 · 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
$580,000
ML approach
$570,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$870,000
Current use
Blend value · Realmo final
$575k
Range $518k – $633k · ±10% · vs last sale $575k (Dec 14 2023)
Last sale anchor
$575k
Dec 14 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
$140 / 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
$10,071
Tax year 2024
Assessed value
$598,230
Assessed 2024
Previous assessed
$598,230
+0.0% YoY
Effective rate
1.68%
On assessed value
Assessed land
$239,292
Assessed improvement
$358,938
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1978
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Total area
4,100 SF
Lot
0.33 ac (14,510 SF)
Zoning code
LRCPD-R170
APN
3122-016-018
UPID
US10-0094475
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LRCPD-R170 · Lancaster, CA
Zoning LRCPD-R170 · permitted uses
LRCPD-R170 · 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
$870,000
OFFICE BUILDING Current
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
1978
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Lot
0.33 ac
Current owner
From public records · entity-resolved
Patrick J Daniel
Individual
Free & Clear · 2 yrs held
Mailing address
7674 HATILLO AVE, WINNETKA, CA 91306-2612
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 14, 2023
—
Patrick J Daniel
Patrick Daniel
Intrafamily Transfer
related
—
Dec 7, 2021
$575,000
Patrick Daniel
James Randall Eliopulos
Grant Deed
—
Jun 7, 2021
—
Gregory Ted Eliopulos
Dixie Lee Eliopulos
Affidavit Death Of Trustee/successor Trustee
related
—
Oct 24, 2006
—
Eliopulos Decedents Bypass
Eliopulos Family Trust
Quit Claim Deed
related
—
Sep 20, 1994
$300,000
Ted Eliopulos
Koch,jay E & Florence M
Grant Deed
$195,000 · Antelope Valley Escrow Co
—
—
Jay E Koch
—
Deed Of Trust
related
$200,000 · Antelope Valley Bank
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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