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Property profile & analytics
OFF-MARKET
Estimated value
$545,000
Apartment buildings
45825 100th E St Lancaster, CA 93535-8416
Individually Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8672820
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1952
Construction
TILT-UP CONCRETE
Total area
3,268 SF
Lot
19.18 ac (835,320 SF)
Zoning code
LCA21*
APN
3374-016-004
UPID
US09-8672820
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
$555k
CAP Approach
CAP
$755k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$545k
Owner & transaction history
Kathleen Slijepeevic · 5 yrs held
Kathleen Slijepeevic
since 2021
Last sale
$560,005
6 recorded transactions
Zoning & alternative use
LCA21* · 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
$510,000
ML approach
$555,000
CAP Approach
CAP Return
Estimation
6%
$815,000
6.5%
$755,000
7%
$700,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$900,000
Change: -18% · Conversion: Difficult
AUTO REPAIR, GARAGE
$895,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$545k
Range $491k – $600k · ±10% · vs last sale $560k (Jun 23 2021)
Last sale anchor
$560k
Jun 23 2021
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
$167 / 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
$7,695
Tax year 2024
Assessed value
$586,774
Assessed 2024
Previous assessed
$586,774
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$70,039
Assessed improvement
$516,735
Applied tax rate
3.0000
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
1952
Construction
TILT-UP CONCRETE
Heating
FLOOR/WALL FURNACE
Buildings
4
Units
5
Bathrooms
5
Total area
3,268 SF
Lot
19.18 ac (835,320 SF)
Zoning code
LCA21*
APN
3374-016-004
UPID
US09-8672820
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCA21* · Lancaster, CA
Zoning LCA21* · permitted uses
LCA21* · 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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$900,000
AUTO REPAIR, GARAGE
Est. value
$895,000
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
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
1952
Construction
TILT-UP CONCRETE
Heating
FLOOR/WALL FURNACE
Buildings
4
Units
5
Bathrooms
5
Lot
19.18 ac
Current owner
From public records · entity-resolved
Kathleen Slijepeevic
Individual
Free & Clear · 5 yrs held
Mailing address
44658 TARRAGON DR, LANCASTER, CA 93536-6432
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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
Jun 23, 2021
—
Kathleen Slijepeevic
Kevin Dale Williams
Affidavit Death Of Trustee/successor Trustee
—
Jun 23, 2021
$560,000
Ying You
Kathleen Slijepcevic
Grant Deed
—
May 31, 2018
—
Williams,k D & Slijepcevi 2018 Trust
Williams,kevin D
Quit Claim Deed
related
—
May 12, 2006
—
Kevin D Williams
Mabourzeix,billie J
Quit Claim Deed
related
—
Dec 7, 2000
—
Kevin D Williams
—
Grant Deed
related
$14,745 · Conseco Finance Servicing Corp
Aug 27, 1999
—
Williams,kevin D Tr
—
Deed Of Trust
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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