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Property profile & analytics
OFF-MARKET
Estimated value
$1,290,000
Warehouses
361 Ave L12 Lancaster, CA 93535-5312
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-8620484
Property profile
Verified
Property type
Warehouses
Use group
STORAGE YARD, OPEN STORAGE
Year built
2000
Total area
7,500 SF
Lot
2.32 ac (100,926 SF)
Zoning code
LRM11/2*
APN
3126-019-045
UPID
US09-8620484
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
$1.17M
CAP Approach
CAP
$1.71M
Comparable Approach
Comparable
$1.28M
Blend (final)
Blend
$1.29M
Owner & transaction history
Boc Enterprises LLC · 4 yrs held
Boc Enterprises LLC
since 2022
Last sale
$1.5M
7 recorded transactions
Zoning & alternative use
LRM11/2* · Lancaster, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.1M
+121.2%
Auto repair, garage
$2.1M
+120.7%
Office building
$1.7M
+80.6%
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
$1,075,000
ML approach
$1,170,000
CAP Approach
CAP Return
Estimation
6%
$1,850,000
6.5%
$1,705,000
7%
$1,585,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$930,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,060,000
Change: +121% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,055,000
Change: +121% · Conversion: Easy
OFFICE BUILDING
$1,685,000
Change: +81% · Conversion: Difficult
Blend value · Realmo final
$1.29M
Range $1.16M – $1.42M · ±10% · vs last sale $1.50M (Mar 29 2022)
Last sale anchor
$1.50M
Mar 29 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
$172 / 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
$21,965
Tax year 2024
Assessed value
$1,560,600
Assessed 2024
Previous assessed
$1,560,600
+0.0% YoY
Effective rate
1.41%
On assessed value
Assessed land
$702,270
Assessed improvement
$858,330
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
Warehouses
Use group
STORAGE YARD, OPEN STORAGE
Status
Off-Market
Year built
2000
Heating
NONE
Stories
1
Units
1
Bathrooms
1
Total area
7,500 SF
Lot
2.32 ac (100,926 SF)
Zoning code
LRM11/2*
APN
3126-019-045
UPID
US09-8620484
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LRM11/2* · Lancaster, CA
Zoning LRM11/2* · permitted uses
LRM11/2* · 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
WAREHOUSE, STORAGE Current
Est. value
$930,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.1M
AUTO REPAIR, GARAGE
Est. value
$2.1M
OFFICE BUILDING
Est. value
$1.7M
WAREHOUSE, STORAGE Current
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
2000
Heating
NONE
Stories
1
Units
1
Bathrooms
1
Lot
2.32 ac
Current owner
From public records · entity-resolved
Boc Enterprises LLC
Entity
Mailing address
PO BOX 891330, TEMECULA, CA 92589-1330
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 21, 2024
—
Bog Enterprises LLC
—
Deed
related
$5,000,000 · Pacific Premier Bank
Mar 29, 2022
$1,500,000
Boc Enterprises LLC
Brenda Follendore
Grant Deed
$975,000 · Pacific Premier Bank
Mar 29, 2022
—
Brenda Follendore
Hartwell Donovan Follendore
Affidavit Death Of Trustee/successor Trustee
related
—
Jan 27, 2015
$550,000
Follendore,h & B Family Trust
Pearson D & D J Trust
Grant Deed
—
Jun 26, 2007
—
Pearson Dr.
Pearson D & D J 2006 Trust
Quit Claim Deed
related
—
Jul 6, 2006
—
Pearson Diana J Tr
Pearson,donald
Affidavit Of Death
related
—
Jun 2, 2006
—
Pearson D & D J 2006 Trust
Pearson,donald & Diana J
Quit Claim Deed
related
—
Jun 29, 1994
$100,000
Donald Pearson
Wallace Trust
Grant Deed
$80,000 · Seller
Mar 1, 1994
—
Wallace,michael&muriel Trustee
Braun,k M&h
Quit Claim Deed
related
—
Oct 5, 1993
—
Keith Braun
Whitestone Const
Quit Claim Deed
related
—
Jan 5, 1990
$250,000
Keith Braun
Wall
Grant Deed
$175,000 · Wallace Tr&
—
—
Donald Pearson
—
Deed Of Trust
related
$260,000 · Mojave Desert 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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