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Property profile & analytics
OFF-MARKET
Estimated value
$3,080,000
Retail space
831 Ave K K Lancaster, CA 93535-4712
Entity Owned
13-yr Hold
Free & Clear
Property ID
US10-0323204
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2001
Construction
TILT-UP CONCRETE
Total area
14,535 SF
Lot
1.69 ac (73,445 SF)
Zoning code
LRC4-RA650
APN
3140-036-018
UPID
US10-0323204
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
$3.71M
Comparable Approach
Comparable
$3.42M
Blend (final)
Blend
$3.08M
Owner & transaction history
Joseph Arrighi LP · 13 yrs held
Joseph Arrighi LP
since 2013
6 recorded transactions
Zoning & alternative use
LRC4-RA650 · Lancaster, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$4.9M
+110.0%
Commercial (general)
$4.5M
+94.2%
Neighborhood: shopping center
$4.0M
+72.8%
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%
$4,015,000
6.5%
$3,710,000
7%
$3,445,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,310,000
Current use
APARTMENT HOUSE (5+ UNITS)
$4,855,000
Change: +110% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,490,000
Change: +94% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$3,995,000
Change: +73% · Conversion: Moderate
AUTO REPAIR, GARAGE
$3,985,000
Change: +72% · Conversion: Difficult
OFFICE BUILDING
$3,265,000
Change: +41% · Conversion: Easy
Blend value · Realmo final
$3.08M
Range $2.77M – $3.39M · ±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
$212 / 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
$68,008
Tax year 2024
Assessed value
$5,130,947
Assessed 2024
Previous assessed
$5,130,947
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$3,078,570
Assessed improvement
$2,052,377
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2001
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Units
1
Bathrooms
3
Total area
14,535 SF
Lot
1.69 ac (73,445 SF)
Zoning code
LRC4-RA650
APN
3140-036-018
UPID
US10-0323204
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LRC4-RA650 · Lancaster, CA
Zoning LRC4-RA650 · permitted uses
LRC4-RA650 · 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
RETAIL STORES Current
Est. value
$2.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.9M
COMMERCIAL (GENERAL)
Est. value
$4.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.0M
AUTO REPAIR, GARAGE
Est. value
$4.0M
OFFICE BUILDING
Est. value
$3.3M
RETAIL STORES Current
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
2001
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Bathrooms
3
Lot
1.69 ac
Current owner
From public records · entity-resolved
Joseph Arrighi LP
Entity
Free & Clear · 13 yrs held
Mailing address
PO BOX 1159, DEERFIELD, IL 60015-6002
Ownership since
2013
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
Jan 15, 2013
—
Joseph Arrighi LP
Arrighi Family Trust
Quit Claim Deed
related
—
Dec 15, 2011
—
Arrighi Family Trust
Arrighi,joseph L & Patricia L
Quit Claim Deed
related
—
Sep 7, 2000
—
10k Properties I LLC
—
Grant Deed
related
$2,350,000 · Mellon First Business Bank
Sep 6, 2000
—
Props 1 10k
Mcclean R A Trustee,
Grant Deed
related
—
Jan 20, 1994
—
Mcclean Richard A T
Mcclean,
Quit Claim Deed
related
—
—
—
10k Properties I LLC
—
Deed Of Trust
related
$2,350,000 · Mellon First Business 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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