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Property profile & analytics
OFF-MARKET
Estimated value
$500,000
Specialty properties
44653 Date Ave Lancaster, CA 93534
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6934917
Property profile
Verified
Property type
Specialty properties
Use group
CREMATORIUM, MORTUARY
Year built
1949
Construction
WOOD
Total area
7,612 SF
Lot
0.54 ac (23,412 SF)
Zoning code
LRR2*
APN
3134-024-001
UPID
US09-6934917
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
$435k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$500k
Owner & transaction history
Cubmex LLC · 3 yrs held
Cubmex LLC
since 2023
Last sale
$500,005
6 recorded transactions
Zoning & alternative use
LRR2* · Lancaster, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$695,000
+71.8%
Industrial (general)
$690,000
+71.3%
Warehouse, storage
$485,000
+19.8%
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
$505,000
ML approach
$435,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
CEMETERY, FUNERAL HOME, MORTUARY (COMMERCIAL)
$405,000
Current use
RETAIL STORES
$695,000
Change: +72% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$690,000
Change: +71% · Conversion: Difficult
WAREHOUSE, STORAGE
$485,000
Change: +20% · Conversion: Difficult
Blend value · Realmo final
$500k
Range $450k – $550k · ±10% · vs last sale $500k (Jan 11 2023)
Last sale anchor
$500k
Jan 11 2023
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
$66 / 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
$14,181
Tax year 2024
Assessed value
$719,406
Assessed 2024
Previous assessed
$719,406
+0.0% YoY
Effective rate
1.97%
On assessed value
Assessed land
$139,026
Assessed improvement
$580,380
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
Specialty properties
Use group
CREMATORIUM, MORTUARY
Status
Off-Market
Year built
1949
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
2
Units
2
Bathrooms
1
Total area
7,612 SF
Lot
0.54 ac (23,412 SF)
Zoning code
LRR2*
APN
3134-024-001
UPID
US09-6934917
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LRR2* · Lancaster, CA
Zoning LRR2* · permitted uses
LRR2* · 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
CEMETERY, FUNERAL HOME, MORTUARY (COMMERCIAL) Current
Est. value
$405,000
RETAIL STORES
Est. value
$695,000
INDUSTRIAL (GENERAL)
Est. value
$690,000
WAREHOUSE, STORAGE
Est. value
$485,000
CEMETERY, FUNERAL HOME, MORTUARY (COMMERCIAL) Current
RETAIL STORES
INDUSTRIAL (GENERAL)
WAREHOUSE, STORAGE
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
1949
Construction
WOOD
Heating
NONE
Cooling
Yes
Buildings
2
Units
2
Bathrooms
1
Lot
0.54 ac
Current owner
From public records · entity-resolved
Cubmex LLC
Entity
Free & Clear · 3 yrs held
Mailing address
10989 PENROSE ST, SUN VALLEY, CA 91352-2003
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 11, 2023
$500,000
Cubmex LLC
James W Mumaw
Grant Deed
—
Nov 21, 1991
$495,000
James W Mumaw
Mumaw Trust
Grant Deed
related
—
—
—
James W Mumaw
—
Deed Of Trust
related
$50,000 · First Valley National Bank
—
—
James W Mumaw
—
Deed Of Trust
related
$235,000 · Individual
—
—
James W Mumaw
—
Deed Of Trust
related
$235,000 · Individual
—
—
James W Mumaw
—
Deed Of Trust
related
$235,000 · Individual
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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