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Property profile & analytics
OFF-MARKET
Estimated value
$33,095,000
Community centers
44765 Vly Central Way Lancaster, CA 93536-6524
Individually Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0104484
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1990
Construction
TILT-UP CONCRETE
Total area
137,190 SF
Lot
11.23 ac (489,302 SF)
Zoning code
LRSP80-01*
APN
3153-051-037
UPID
US10-0104484
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$39.49M
Comparable Approach
Comparable
$27.49M
Blend (final)
Blend
$33.10M
Owner & transaction history
Ulta Salon Cosmetics & Fragrance In · 3 yrs held
Ulta Salon Cosmetics & Fragrance In
since 2023
Last sale
$45.3M
3 recorded transactions
Zoning & alternative use
LRSP80-01* · Lancaster, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$45.8M
+21.5%
Commercial (general)
$42.4M
+12.4%
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
$32,465,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$42,785,000
6.5%
$39,490,000
7%
$36,670,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$37,725,000
Current use
APARTMENT HOUSE (5+ UNITS)
$45,830,000
Change: +21% · Conversion: Difficult
COMMERCIAL (GENERAL)
$42,390,000
Change: +12% · Conversion: Easy
AUTO REPAIR, GARAGE
$37,630,000
Change: 0% · Conversion: Difficult
OFFICE BUILDING
$30,805,000
Change: -18% · Conversion: Moderate
Blend value · Realmo final
$33.10M
Range $29.79M – $36.40M · ±10% · vs last sale $45.25M (Sep 8 2022)
Last sale anchor
$45.25M
Sep 8 2022
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
$241 / 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
$258,304
Tax year 2024
Assessed value
$16,641,300
Assessed 2024
Previous assessed
$16,641,300
+0.0% YoY
Effective rate
1.55%
On assessed value
Assessed land
$7,095,120
Assessed improvement
$9,546,180
Applied tax rate
11.0000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1990
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Units
1
Total area
137,190 SF
Lot
11.23 ac (489,302 SF)
Zoning code
LRSP80-01*
APN
3153-051-037
UPID
US10-0104484
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LRSP80-01* · Lancaster, CAZoning LRSP80-01* · permitted uses
LRSP80-01* · Lancaster, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$37.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$45.8M
COMMERCIAL (GENERAL)
Est. value
$42.4M
AUTO REPAIR, GARAGE
Est. value
$37.6M
OFFICE BUILDING
Est. value
$30.8M
NEIGHBORHOOD: SHOPPING CENTER Current
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1990
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Units
1
Lot
11.23 ac
Current owner
From public records · entity-resolved
Ulta Salon Cosmetics & Fragrance In
Individual
Free & Clear · 3 yrs held
Mailing address
601 UN ST STE #1115, SEATTLE, WA 98101-2101
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 15, 2023
—
Ulta Salon Cosmetics & Fragrance In
B33 Valley Central II LLC
Lease
—
Sep 8, 2022
$45,250,000
B 33 Valley Central II LLC
Mgp Ix Properties LLC
Grant Deed
$49,941,000 · Protective Life Insurance Co
Aug 10, 2011
—
Mgp Ix Properties LLC
Mgp Ix Reit LLC
Quit Claim Deed
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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