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Property profile & analytics
OFF-MARKET
Estimated value
$900,000
Manufacturing properties
46135 Division St Lancaster, CA 93535-5909
Individually Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0108401
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1980
Total area
4,900 SF
Lot
2.15 ac (93,813 SF)
Zoning code
LRHI
APN
3137-008-123
UPID
US10-0108401
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
-
RV Storage Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$900k
CAP Approach
CAP
$920k
Comparable Approach
Comparable
$900k
Blend (final)
Blend
$900k
Owner & transaction history
Hrayr Yanikyan · 2 yrs held
Hrayr Yanikyan
since 2024
Last sale
$900,000
7 recorded transactions
Zoning & alternative use
LRHI · Lancaster, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.3M
+110.5%
Auto repair, garage
$1.3M
+110.0%
Office building
$1.1M
+71.9%
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
$900,000
ML approach
$900,000
CAP Approach
CAP Return
Estimation
6%
$995,000
6.5%
$920,000
7%
$850,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$640,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,345,000
Change: +111% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,345,000
Change: +110% · Conversion: Easy
OFFICE BUILDING
$1,100,000
Change: +72% · Conversion: Difficult
RETAIL STORES
$780,000
Change: +22% · Conversion: Moderate
WAREHOUSE, STORAGE
$610,000
Change: -5% · Conversion: Easy
Blend value · Realmo final
$900k
Range $810k – $990k · ±10% · vs last sale $900k (Apr 26 2024)
Last sale anchor
$900k
Apr 26 2024
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
$184 / 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
$12,328
Tax year 2024
Assessed value
$918,000
Assessed 2024
Previous assessed
$918,000
+0.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$306,000
Assessed improvement
$612,000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1980
Heating
NONE
Stories
1
Units
1
Total area
4,900 SF
Lot
2.15 ac (93,813 SF)
Zoning code
LRHI
APN
3137-008-123
UPID
US10-0108401
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LRHI · Lancaster, CA
Zoning LRHI · permitted uses
LRHI · 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
INDUSTRIAL (GENERAL) Current
Est. value
$640,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.1M
RETAIL STORES
Est. value
$780,000
WAREHOUSE, STORAGE
Est. value
$610,000
INDUSTRIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
WAREHOUSE, STORAGE
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
1980
Heating
NONE
Stories
1
Units
1
Lot
2.15 ac
Current owner
From public records · entity-resolved
Hrayr Yanikyan
Individual
Free & Clear · 2 yrs held
Mailing address
9872 LANARK ST, SUN VALLEY, CA 91352-4229
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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 26, 2024
—
Hrayr Yanikyan
Hrayr Yanikyan
Intrafamily Transfer
related
—
Mar 23, 2023
$900,000
Hrayr Yanikyan
Foam It INC
Grant Deed
$765,000 · First Citizens Bank & Trust Co
Mar 23, 2023
—
Hrayr Yanikyan
Elizabeth Yanikyan
Intrafamily Transfer
related
—
Mar 14, 2019
$340,000
Foam It INC
Waugh R & B 1995 Trust
Grant Deed
$300,000 · Michael W & Linda G Loper
Oct 30, 2013
—
Waugh,ralph & Bonny 1995 Trust
Waugh Ralph & B 1995 Trust
Quit Claim Deed
related
—
May 8, 2012
$310,000
Waugh Ralph & Bonny 1995 Trust
Chaney Paul R Trust
Grant Deed
—
May 8, 2012
—
William D Chaney
Chaney Paul R Trust
Affidavit Of Death
related
—
Feb 25, 2003
—
Chaney,tr
Chaney,p
Quit Claim Deed
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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