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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Specialty properties
44831 Cedar Ave Lancaster, CA 93534-3212
Entity Owned
12-yr Hold
~
Est. High Equity
Property ID
US10-0082712
Property profile
Verified
Property type
Specialty properties
Use group
CREMATORIUM, MORTUARY
Year built
2013
Construction
WOOD
Total area
9,446 SF
Lot
0.45 ac (19,432 SF)
Zoning code
LRC3*
APN
3134-015-021
UPID
US10-0082712
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
-
Halley-Olsen-Murphy Funerals & Cremations Social Service Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$360k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$736k
Blend (final)
Blend
$550k
Owner & transaction history
Angeleno Mortuaries INC · 12 yrs held
Angeleno Mortuaries INC
since 2014
3 recorded transactions
Zoning & alternative use
LRC3* · Lancaster, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$860,000
+71.8%
Industrial (general)
$860,000
+71.3%
Warehouse, storage
$600,000
+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
by Request
ML approach
$360,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
CEMETERY, FUNERAL HOME, MORTUARY (COMMERCIAL)
$500,000
Current use
RETAIL STORES
$860,000
Change: +72% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$860,000
Change: +71% · Conversion: Difficult
WAREHOUSE, STORAGE
$600,000
Change: +20% · Conversion: Difficult
Blend value · Realmo final
$550k
Range $495k – $605k · ±10%
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
$58 / 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
$37,122
Tax year 2024
Assessed value
$2,824,284
Assessed 2024
Previous assessed
$2,824,284
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$989,099
Assessed improvement
$1,835,185
Applied tax rate
4.0000
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
2013
Construction
WOOD
Heating
NONE
Stories
1
Total area
9,446 SF
Lot
0.45 ac (19,432 SF)
Zoning code
LRC3*
APN
3134-015-021
UPID
US10-0082712
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LRC3* · Lancaster, CA
Zoning LRC3* · permitted uses
LRC3* · 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
$500,000
RETAIL STORES
Est. value
$860,000
INDUSTRIAL (GENERAL)
Est. value
$860,000
WAREHOUSE, STORAGE
Est. value
$600,000
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
2013
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.45 ac
Current owner
From public records · entity-resolved
Angeleno Mortuaries INC
Entity
Mailing address
44831 CEDAR AVE, LANCASTER, CA 93534-3212
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2014
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
Jul 30, 2018
—
Angeleno Mortuaries INC
—
Deed
related
$2,340,000 · Miscellaneous Ins Co
May 22, 2014
$2,350,000
Angeleno Mortuaries INC
Se Funeral Homes Of California
Grant Deed
$1,880,000 · Great Wstn Ins Co INC
—
—
Angeleno Mortuaries INC
—
Deed Of Trust
related
$2,340,000 · Miscellaneous Ins Co
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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