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Property profile & analytics
OFF-MARKET
Estimated value
$6,725,000
Retail space
1356 Ave J J Lancaster, CA 93534-2936
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9421111
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2011
Construction
TILT-UP CONCRETE
Total area
15,125 SF
Lot
1.31 ac (57,149 SF)
Zoning code
LRC3*
APN
3123-015-035
UPID
US09-9421111
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
$7.35M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.73M
Owner & transaction history
Watch Hill Caf LLC · 4 yrs held
Watch Hill Caf LLC
since 2022
Last sale
$9.3M
4 recorded transactions
Zoning & alternative use
LRC3* · Lancaster, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$9.9M
+338.7%
Medical building
$6.9M
+206.2%
Auto repair, garage
$5.1M
+127.3%
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
$7,245,000
ML approach
$7,345,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$9,850,000
Change: +339% · Conversion: Easy
MEDICAL BUILDING
$6,875,000
Change: +206% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,100,000
Change: +127% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$5,030,000
Change: +124% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,675,000
Change: +108% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$4,160,000
Change: +85% · Conversion: Moderate
Blend value · Realmo final
$6.73M
Range $6.05M – $7.40M · ±10% · vs last sale $9.30M (Jul 1 2022)
Last sale anchor
$9.30M
Jul 1 2022
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
$445 / 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
$119,303
Tax year 2024
Assessed value
$9,482,175
Assessed 2024
Previous assessed
$9,482,175
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$5,783,400
Assessed improvement
$3,698,775
Applied tax rate
12.0000
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
2011
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
15,125 SF
Lot
1.31 ac (57,149 SF)
Zoning code
LRC3*
APN
3123-015-035
UPID
US09-9421111
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
RESTAURANT
Est. value
$9.9M
MEDICAL BUILDING
Est. value
$6.9M
AUTO REPAIR, GARAGE
Est. value
$5.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.0M
COMMERCIAL (GENERAL)
Est. value
$4.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.2M
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
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
2011
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
1.31 ac
Current owner
From public records · entity-resolved
Watch Hill Caf LLC
Entity
Mailing address
1015 N HOLLYWOOD WAY, BURBANK, CA 91505-2546
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 1, 2022
$9,296,500
Watch Hill Caf LLC
L J K Family INC
Grant Deed
—
Oct 3, 2019
—
L J K Family INC
—
Deed
related
$100,000 · Pacific City Bank
Aug 24, 2017
$7,150,000
L J K Family INC
Granite Peak Property Invs LP
Grant Deed
$4,290,000 · Bank Of Hope
—
—
Granite Peak Property Investme
—
Deed Of Trust
related
$4,000,000 · Northern Tr
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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