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Property profile & analytics
OFF-MARKET
Estimated value
$850,000
Office buildings
848 Lancaster Blvd Lancaster, CA 93534-2347
Entity Owned
14-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6967149
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1971
Construction
TILT-UP CONCRETE
Total area
3,750 SF
Lot
0.17 ac (7,481 SF)
Zoning code
LRC3*
APN
3133-007-007
UPID
US09-6967149
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
-
equal chances Counselor Marriage Or Relationship Counselor
-
Nurture Therapy Group Physician
-
AZIZE COSKUN Marriage Or Relationship Counselor
-
Marianella Hickery Counseling Service Marriage Or Relationship Counselor
-
Rohde Maria Marriage Or Relationship Counselor Counselor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$980k
Comparable Approach
Comparable
$731k
Blend (final)
Blend
$850k
Owner & transaction history
Lancaster Promenade III LLC · 14 yrs held
Lancaster Promenade III LLC
since 2011
5 recorded transactions
Zoning & alternative use
LRC3* · Lancaster, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.3M
+58.9%
Commercial (general)
$1.2M
+45.5%
Neighborhood: shopping center
$1.0M
+29.5%
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%
$1,065,000
6.5%
$980,000
7%
$910,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$795,000
Current use
AUTO REPAIR, GARAGE
$1,265,000
Change: +59% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,160,000
Change: +46% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,030,000
Change: +30% · Conversion: Difficult
Blend value · Realmo final
$850k
Range $765k – $935k · ±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
$227 / 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
$14,613
Tax year 2024
Assessed value
$985,133
Assessed 2024
Previous assessed
$985,133
+0.0% YoY
Effective rate
1.48%
On assessed value
Assessed land
$738,852
Assessed improvement
$246,281
Applied tax rate
4.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1971
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
3,750 SF
Lot
0.17 ac (7,481 SF)
Zoning code
LRC3*
APN
3133-007-007
UPID
US09-6967149
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
OFFICE BUILDING Current
Est. value
$795,000
AUTO REPAIR, GARAGE
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.0M
OFFICE BUILDING 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
1971
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
0.17 ac
Current owner
From public records · entity-resolved
Lancaster Promenade III LLC
Entity
Mailing address
5850 CANOGA AVE STE #312, WOODLAND HILLS, CA 91367-6567
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2011
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
Dec 27, 2018
—
Lancaster Promenade III LLC
—
Deed
related
$3,150,000 · Banc Of California NA
Dec 9, 2011
$800,000
Lancaster Promenade III LLC
Gilley J & J 1995 Trust
Deed Of Trust
$15,665,500 · Ct/kdf Sub-cde IV LLC
Sep 7, 2004
$440,000
Gilley James & J 1995 Trust
Abney Jack & F 2001 Trust
Grant Deed
$390,000 · Abney Jack & Faye 2001 Trust
Jul 5, 2001
—
Jack L Abney
Abney,j L&r F
Quit Claim Deed
related
—
Sep 22, 1971
$21,000
Jack L Abney
—
Grant 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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