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Property profile & analytics
OFF-MARKET
Retail space
44054 10th W St Lancaster, CA 93534-4231
Individually Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0321416
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1953
Construction
WOOD
Total area
1,352 SF
Lot
0.14 ac (6,192 SF)
Zoning code
LC0P
APN
3131-013-010
UPID
US10-0321416
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
-
Belladonna Gift Boutique and Tea Room Restaurant Cafe & Coffee Shop
-
Jireh Honey Shop #3 Specialty Food Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Roberto And Claudia Lopez Rlt · 1 yrs held
Roberto And Claudia Lopez Rlt
since 2025
Last sale
$339,003
5 recorded transactions
Zoning & alternative use
LC0P · Lancaster, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$5,516
Tax year 2024
Assessed value
$352,695
Assessed 2024
Previous assessed
$352,695
+0.0% YoY
Effective rate
1.56%
On assessed value
Assessed land
$62,424
Assessed improvement
$290,271
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1953
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Stories
1
Units
1
Rooms
9
Bathrooms
2
Total area
1,352 SF
Lot
0.14 ac (6,192 SF)
Zoning code
LC0P
APN
3131-013-010
UPID
US10-0321416
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LC0P · Lancaster, CA
Zoning LC0P · permitted uses
LC0P · 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.
Building & site characteristics
From public records
Year built
1953
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Stories
1
Units
1
Rooms
9
Bathrooms
2
Lot
0.14 ac
Current owner
From public records · entity-resolved
Roberto And Claudia Lopez Rlt
Individual
Free & Clear · 1 yrs held
Mailing address
38838 BROOKDALE RD, PALMDALE, CA 93551-4079
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
Jul 15, 2025
—
Roberto And Claudia Lopez Rlt
Roberto Lopez Pinon
Deed
related
—
Jul 12, 2021
$339,000
Roberto Lopez Pinon
Donna L Sebunia
Grant Deed
—
Mar 22, 2017
—
Donna L Sebunia
Sebunia,gary W & Donna L
Quit Claim Deed
related
—
Mar 17, 1999
$55,000
Gary Sebunia
Holland,pamela
Grant Deed
$49,400 · North American Mortgage
Nov 3, 1989
—
Cecil L Wade
—
Deed Of Trust
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.
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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