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Property profile & analytics
FOR LEASE
Manufacturing properties
444 Avenue H6 W Lancaster, CA 93535
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-6682165
For Lease
$7,000,000
444 Avenue H6 W, Lancaster, CA 93535
View Listing →
Property profile
Verified
Property type
Manufacturing properties
Use group
FOOD PROCESSING
Year built
1960
Construction
TILT-UP CONCRETE
Total area
43,800 SF
Lot
2.02 ac (88,026 SF)
Zoning code
LRHI
APN
3137-012-064
UPID
US09-6682165
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
$7.00M
CAP Approach
CAP
$8.20M
Comparable Approach
Comparable
$5.38M
Blend (final)
Blend
$7.00M
Owner & transaction history
Upfit Investments LLC · 2 yrs held
Upfit Investments LLC
since 2024
Last sale
$7.0M
7 recorded transactions
Zoning & alternative use
LRHI · Lancaster, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$9.3M
+72.2%
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
$7,000,000
ML approach
$7,000,000
CAP Approach
CAP Return
Estimation
6%
$8,885,000
6.5%
$8,200,000
7%
$7,615,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$5,400,000
Current use
OFFICE BUILDING
$9,300,000
Change: +72% · Conversion: Difficult
Blend value · Realmo final
$7.00M
Range $6.30M – $7.70M · ±10% · vs last sale $7.00M (Jul 1 2024)
Last sale anchor
$7.00M
Jul 1 2024
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
$160 / 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
$61,931
Tax year 2024
Assessed value
$4,184,801
Assessed 2024
Previous assessed
$4,184,801
+0.0% YoY
Effective rate
1.48%
On assessed value
Assessed land
$437,456
Assessed improvement
$3,747,345
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
Manufacturing properties
Use group
FOOD PROCESSING
Status
For Lease
Year built
1960
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Units
3
Total area
43,800 SF
Lot
2.02 ac (88,026 SF)
Zoning code
LRHI
APN
3137-012-064
UPID
US09-6682165
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LRHI · Lancaster, CA
Zoning LRHI · permitted uses
LRHI · 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
INDUSTRIAL (GENERAL) Current
Est. value
$5.4M
OFFICE BUILDING
Est. value
$9.3M
INDUSTRIAL (GENERAL) Current
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
1960
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Units
3
Lot
2.02 ac
Current owner
From public records · entity-resolved
Upfit Investments LLC
Entity
Mailing address
PO BOX 800279, SANTA CLARITA, CA 91380-0279
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 1, 2024
$7,000,000
Upfit Investments LLC
Wheeler Farms INC
Grant Deed
$3,500,000 · Bank Of America NA
Jul 1, 2024
—
Upfit Investments LLC
—
Deed
related
$2,867,000 · Business Finance Capital
May 22, 2023
—
Cctm1 LLC
Wheeler Farms INC
Ground Lease
related
—
Jul 31, 2019
$5,400,000
Wheeler Farms INC
E C Wheeler LLC
Trustees Deed
$4,700,000 · E C Wheeler LLC
Dec 16, 2009
$1,925,000
Ec Wheeler LLC
Bolthouse Properties LLC
Grant Deed
$1,254,500 · Rabobank
Dec 8, 2008
—
Bolthouse Properties LLC
Bolthouse Southern Six LLC
Quit Claim Deed
—
Jun 16, 2008
$1,740,000
Bolthouse Southern Six LLC
Trevor Avenue Associates LLC
Grant Deed
—
Apr 10, 2008
—
Trevor Avenue Associates LLC
Group Capital Mortgage INC
Grant Deed
—
Mar 5, 2008
$1,505,670
Group Capital Mortgage INC
Chicago Title
Trustees Deed
related
—
Jun 24, 1997
—
Philip Giba
Giba,e
Quit Claim Deed
related
—
Dec 30, 1988
$1,222,000
Wheeler Farms Giba
Unknown
Grant Deed
—
—
—
Philip Giba
—
Deed Of Trust
related
$618,000 · Wells Fargo Bank
—
—
Philip Giba
—
Deed Of Trust
related
$2,265,422 · Wells Fargo Bank
—
—
Bolthouse Southern Six LLC
—
Deed Of Trust
related
$1,749,119 · Bolthouse Props LLC
—
—
Philip Giba
—
Deed Of Trust
related
$650,000 · Wells Fargo 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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