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Property profile & analytics
OFF-MARKET
Estimated value
$670,000
Retail space
626 Lancaster Blvd Lancaster, CA 93534-3108
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6391367
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1954
Construction
TILT-UP CONCRETE
Total area
2,500 SF
Lot
0.12 ac (5,270 SF)
Zoning code
LRC3*
APN
3134-015-008
UPID
US09-6391367
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
-
A&T Consultants Consultant
-
Law Offices of David Chesley Law Firm
-
Law Offices of David J. Parsons Law Firm
-
Sonically Sound - DJs for hire Wedding Service Event Planning
-
The Werner Law Firm Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$670k
CAP Approach
CAP
$640k
Comparable Approach
Comparable
$549k
Blend (final)
Blend
$670k
Owner & transaction history
Vac Office Enterprise LLC · 1 yrs held
Vac Office Enterprise LLC
since 2024
Last sale
$670,000
7 recorded transactions
Zoning & alternative use
LRC3* · Lancaster, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$845,000
+127.3%
Commercial (general)
$770,000
+108.1%
Neighborhood: shopping center
$685,000
+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
$670,000
ML approach
$670,000
CAP Approach
CAP Return
Estimation
6%
$690,000
6.5%
$640,000
7%
$590,000
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$845,000
Change: +127% · Conversion: Difficult
COMMERCIAL (GENERAL)
$770,000
Change: +108% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$685,000
Change: +85% · Conversion: Moderate
OFFICE BUILDING
$530,000
Change: +43% · Conversion: Easy
Blend value · Realmo final
$670k
Range $603k – $737k · ±10% · vs last sale $670k (Sep 3 2024)
Last sale anchor
$670k
Sep 3 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
$268 / 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
$8,052
Tax year 2024
Assessed value
$478,584
Assessed 2024
Previous assessed
$478,584
+0.0% YoY
Effective rate
1.68%
On assessed value
Assessed land
$244,494
Assessed improvement
$234,090
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1954
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
2,500 SF
Lot
0.12 ac (5,270 SF)
Zoning code
LRC3*
APN
3134-015-008
UPID
US09-6391367
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
AUTO REPAIR, GARAGE
Est. value
$845,000
COMMERCIAL (GENERAL)
Est. value
$770,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$685,000
OFFICE BUILDING
Est. value
$530,000
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
1954
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.12 ac
Current owner
From public records · entity-resolved
Vac Office Enterprise LLC
Entity
Mailing address
2811 W EMERALD LN, LANCASTER, CA 93535-6182
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 3, 2024
$670,000
Vac Office Enterprise LLC
Nrg Homes INC
Grant Deed
$569,500 · Us Bank NA
Sep 14, 2022
—
Nrg Homes INC
—
Deed
related
$328,000 · Farmers Insurance Group FCU
Dec 8, 2021
—
Nrg Homes INC
Nrg Homes INC
Intrafamily Transfer
related
—
Aug 31, 2016
$415,000
Lauran LLC
William Barber Wright
Grant Deed
$328,000 · Farmers Insurance Group FCU
Dec 28, 2011
—
Lavee Yehuda & M Family Trust
626 Lancaster LLC
Grant Deed
—
Dec 28, 2011
$288,000
Wright Trust
Lavee Y & M Family Trust
Grant Deed
—
Feb 5, 2008
$415,000
626 Lancaster LLC
Wong,jose R
Grant Deed
—
Apr 17, 2007
—
Jose R Wong
Wong,rosa G
Quit Claim Deed
related
$233,000 · Community Commerce Bank
Jan 29, 2002
$165,000
Jose R Wong
Thompson Trust
Grant Deed
$123,750 · California Bank & Trust
Sep 2, 1970
—
—
—
Grant Deed
related
—
—
—
Jose R Wong
—
Deed Of Trust
related
$100,000 · California Bank & Trust
—
—
Thompson Trust
—
Deed Of Trust
related
$38,000 · 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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