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Property profile & analytics
OFF-MARKET
Estimated value
$5,760,000
Apartment buildings
44958 10th W St Lancaster, CA 93534-3058
Individually Owned
18-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6967941
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1988
Construction
WOOD
Total area
24,622 SF
Lot
0.84 ac (36,528 SF)
Zoning code
LRC3*
APN
3133-002-021
UPID
US09-6967941
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
-
Lelia j Apartment Building
-
Lelia Jones Apartment Building
-
Arbor Court Apartments Apartment Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.67M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.76M
Owner & transaction history
That A Peach Aint · 18 yrs held
That A Peach Aint
since 2008
5 recorded transactions
Zoning & alternative use
LRC3* · Lancaster, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$8.3M
+1.5%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$6,145,000
6.5%
$5,670,000
7%
$5,265,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$8,185,000
Current use
AUTO REPAIR, GARAGE
$8,305,000
Change: +1% · Conversion: Difficult
COMMERCIAL (GENERAL)
$7,610,000
Change: -7% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$6,770,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$5.76M
Range $5.18M – $6.34M · ±10%
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
$234 / 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
$21,056
Tax year 2024
Assessed value
$5,214,997
Assessed 2024
Previous assessed
$5,214,997
+0.0% YoY
Effective rate
0.40%
On assessed value
Assessed land
$384,856
Assessed improvement
$4,830,141
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1988
Construction
WOOD
Heating
NONE
Cooling
YES
Units
51
Total area
24,622 SF
Lot
0.84 ac (36,528 SF)
Zoning code
LRC3*
APN
3133-002-021
UPID
US09-6967941
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LRC3* · Lancaster, CA
Zoning LRC3* · permitted uses
LRC3* · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$8.2M
AUTO REPAIR, GARAGE
Est. value
$8.3M
COMMERCIAL (GENERAL)
Est. value
$7.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.8M
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
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
1988
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
51
Lot
0.84 ac
Current owner
From public records · entity-resolved
That A Peach Aint
Individual
Mailing address
5850 CANOGA AVE STE #312, WOODLAND HILLS, CA 91367-6567
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 17, 2008
—
That A Peach Aint
Lancaster Redev Agency
Deed Of Trust
related
$1,000,000 · Pnc Arcs LLC
Aug 16, 2006
—
That A Peach Aint
Essex Ventures LLC
Grant Deed
$7,055,000 · First Regional Bank
Dec 28, 1990
$600,000
Essex Ventures Lancaster
Unknown
Grant Deed
—
—
—
Essex Ventrues Lancaster
—
Deed Of Trust
related
$750,000 · Redevelopment Agency Lancaster
—
—
Essex Venture LLC
—
Deed Of Trust
related
$10,000 · Cs First Boston Mortgage Capit
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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