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Property profile & analytics
OFF-MARKET
Estimated value
$2,140,000
Car washes
Vly Central Way Vic Lanca Lancaster, CA 93535
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-9899117
Property profile
Verified
Property type
Car washes
Use group
CAR WASH
Year built
2001
Construction
TILT-UP CONCRETE
Total area
7,750 SF
Lot
0.82 ac (35,689 SF)
Zoning code
LCCPD
APN
3153-015-039
UPID
US09-9899117
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
by Request
Comparable Approach
Comparable
$1.88M
Blend (final)
Blend
$2.14M
Owner & transaction history
Faramandi Holdings LLC
Faramandi Holdings LLC
since 2025
Last sale
$2.3M
5 recorded transactions
Zoning & alternative use
LCCPD · Lancaster, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$3.5M
+65.7%
Apartment house (5+ units)
$2.6M
+21.8%
Commercial (general)
$2.4M
+12.7%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$2,125,000
Current use
MEDICAL BUILDING
$3,525,000
Change: +66% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,590,000
Change: +22% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,395,000
Change: +13% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$2,130,000
Change: +0% · Conversion: Difficult
OFFICE BUILDING
$1,740,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$2.14M
Range $1.93M – $2.35M · ±10% · vs last sale $2.27M (May 1 2025)
Last sale anchor
$2.27M
May 1 2025
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
$276 / 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
$27,262
Tax year 2024
Assessed value
$1,621,272
Assessed 2024
Previous assessed
$1,621,272
+0.0% YoY
Effective rate
1.68%
On assessed value
Assessed land
$560,114
Assessed improvement
$1,061,158
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
Car washes
Use group
CAR WASH
Status
Off-Market
Year built
2001
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
7,750 SF
Lot
0.82 ac (35,689 SF)
Zoning code
LCCPD
APN
3153-015-039
UPID
US09-9899117
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCCPD · Lancaster, CA
Zoning LCCPD · permitted uses
LCCPD · 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
AUTO REPAIR, GARAGE Current
Est. value
$2.1M
MEDICAL BUILDING
Est. value
$3.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.6M
COMMERCIAL (GENERAL)
Est. value
$2.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.1M
OFFICE BUILDING
Est. value
$1.7M
AUTO REPAIR, GARAGE Current
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
Stories
1
Buildings
2
Lot
0.82 ac
Current owner
From public records · entity-resolved
Faramandi Holdings LLC
Entity
Mailing address
1123 W AVE L14, LANCASTER, CA 93534-7061
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Jan 30, 2026
—
Faramandi Holdings LLC
—
Deed
related
$757,000 · Business Finance Capital
Jul 31, 2025
$2,270,000
Faramandi Holdings LLC
1996 Marroquin Family Trust
Grant Deed
$1,229,123 · Calprivate Bank
Jan 27, 2017
—
Hernando Beltran Marroquin
—
Deed
related
$1,000,000 · Mission Bank
Apr 26, 2000
—
Power Center Car Wash & Expres
—
Grant Deed
related
$1,150,000 · Antelope Valley Bank
—
—
Marroquin Trust
—
Deed Of Trust
related
$1,150,000 · Antelope Valley 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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