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Property profile & analytics
OFF-MARKET
Estimated value
$660,000
Retail space
44519 10th W St Lancaster, CA 93534-3326
Individually Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0094494
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1967
Construction
WOOD
Total area
3,078 SF
Lot
0.24 ac (10,554 SF)
Zoning code
LRC3-P-R17
APN
3122-020-033
UPID
US10-0094494
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
-
Grandma's Thrift Store Discount Store
-
Church of Elohim Ministries Lancaster Church
-
Studio Elect Photography Service (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$670k
CAP Approach
CAP
$785k
Comparable Approach
Comparable
$676k
Blend (final)
Blend
$660k
Owner & transaction history
Kyung Won Song · 5 yrs held
Kyung Won Song
since 2021
Last sale
$650,006
3 recorded transactions
Zoning & alternative use
LRC3-P-R17 · Lancaster, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.0M
+127.3%
Commercial (general)
$950,000
+108.1%
Neighborhood: shopping center
$845,000
+85.2%
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
$650,000
ML approach
$670,000
CAP Approach
CAP Return
Estimation
6%
$850,000
6.5%
$785,000
7%
$730,000
Alternative Use
Use
Estimation
RETAIL STORES
$455,000
Current use
AUTO REPAIR, GARAGE
$1,040,000
Change: +127% · Conversion: Difficult
COMMERCIAL (GENERAL)
$950,000
Change: +108% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$845,000
Change: +85% · Conversion: Moderate
OFFICE BUILDING
$655,000
Change: +43% · Conversion: Easy
Blend value · Realmo final
$660k
Range $594k – $726k · ±10% · vs last sale $650k (Apr 22 2021)
Last sale anchor
$650k
Apr 22 2021
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
$214 / 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
$8,244
Tax year 2024
Assessed value
$599,580
Assessed 2024
Previous assessed
$599,580
+0.0% YoY
Effective rate
1.37%
On assessed value
Assessed land
$197,914
Assessed improvement
$401,666
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
1967
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Total area
3,078 SF
Lot
0.24 ac (10,554 SF)
Zoning code
LRC3-P-R17
APN
3122-020-033
UPID
US10-0094494
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LRC3-P-R17 · Lancaster, CA
Zoning LRC3-P-R17 · permitted uses
LRC3-P-R17 · 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
$455,000
AUTO REPAIR, GARAGE
Est. value
$1.0M
COMMERCIAL (GENERAL)
Est. value
$950,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$845,000
OFFICE BUILDING
Est. value
$655,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
1967
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.24 ac
Current owner
From public records · entity-resolved
Kyung Won Song
Individual
Free & Clear · 5 yrs held
Mailing address
2131 8TH AVE, LOS ANGELES, CA 90018-1110
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 22, 2021
$650,000
Kyung Won Song
John C Lee
Grant Deed
—
May 23, 2007
$900,000
John C Lee
Dastoori,mohammad H
Grant Deed
$100,000 · Mohammad H Dastoori
Jun 30, 1999
$360,000
Mohammad H Dastoori
Singerman,david S & Bobnie J
Grant Deed
$334,000 · First Valley National 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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