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Property profile & analytics
OFF-MARKET
Estimated value
$4,025,000
Grocery and convenience stores
2014 Ave J J Lancaster, CA 93535-6165
Entity Owned
7-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8770846
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2017
Construction
TILT-UP CONCRETE
Total area
19,100 SF
Lot
1.83 ac (79,697 SF)
Zoning code
LRCPD
APN
3150-009-062
UPID
US09-8770846
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
$4.87M
Comparable Approach
Comparable
$4.50M
Blend (final)
Blend
$4.03M
Owner & transaction history
Lake Forest Realty LLC · 7 yrs held
Lake Forest Realty LLC
since 2018
1 recorded transaction
Zoning & alternative use
LRCPD · Lancaster, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$6.4M
+110.0%
Commercial (general)
$5.9M
+94.2%
Neighborhood: shopping center
$5.3M
+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%
$5,280,000
6.5%
$4,870,000
7%
$4,525,000
Alternative Use
Use
Estimation
RETAIL STORES
$3,040,000
Current use
APARTMENT HOUSE (5+ UNITS)
$6,380,000
Change: +110% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,900,000
Change: +94% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$5,250,000
Change: +73% · Conversion: Moderate
AUTO REPAIR, GARAGE
$5,240,000
Change: +72% · Conversion: Difficult
OFFICE BUILDING
$4,290,000
Change: +41% · Conversion: Easy
Blend value · Realmo final
$4.03M
Range $3.62M – $4.43M · ±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
$211 / 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
$76,169
Tax year 2024
Assessed value
$5,019,833
Assessed 2024
Previous assessed
$5,019,833
+0.0% YoY
Effective rate
1.52%
On assessed value
Assessed land
$2,231,037
Assessed improvement
$2,788,796
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
2017
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
19,100 SF
Lot
1.83 ac (79,697 SF)
Zoning code
LRCPD
APN
3150-009-062
UPID
US09-8770846
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LRCPD · Lancaster, CA
Zoning LRCPD · permitted uses
LRCPD · 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
$3.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.4M
COMMERCIAL (GENERAL)
Est. value
$5.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.3M
AUTO REPAIR, GARAGE
Est. value
$5.2M
OFFICE BUILDING
Est. value
$4.3M
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
2017
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
1.83 ac
Current owner
From public records · entity-resolved
Lake Forest Realty LLC
Entity
Free & Clear · 7 yrs held
Mailing address
1019 FARM HVN DR, ROCKVILLE, MD 20852-4247
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 21, 2018
$2,635,000
Lake Forest Realty LLC
Niki Lancaster LP
Grant Deed
—
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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