Established Cemetery Business with Significant Real Estate and Growth Potential
This offering presents an opportunity to acquire a well-established, turnkey cemetery business with a long operating history, substantial real estate holdings, remaining burial inventory, and multiple current and anticipated revenue streams.
The cemetery has served the local community for generations, with the first recorded burial dating back to 1860 and formal incorporation in 1927. The property encompasses approximately 40.73 acres across two adjoining parcels and includes existing cemetery facilities, an office building, columbarium, single-family residence, welding shop, and established burial areas.
The business operates under a simple, low-overhead model. The cemetery is managed by the owner with assistance from an on-site caretaker who resides on the property and maintains the lawns and grounds. Most other specialized services and work are outsourced to qualified third-party contractors, reducing the need for significant payroll, equipment, and infrastructure.
Location & Proximity: Conveniently located near Mare Island, Vallejo Waterfront Park, the Vallejo Ferry Terminal with ferry service to San Francisco, and Six Flags Discovery Kingdom. The area offers waterfront recreation, marina access, boating, walking trails, dining, ferry service to San Francisco, and scenic views of Mare Island and the Bay.
Significant Remaining Burial Inventory
(Let’s do the Math)
Approximately 62.5% of the existing burial capacity has been sold or filled, leaving substantial remaining inventory available for future sales.
For purposes of a preliminary and illustrative analysis, the cemetery could potentially accommodate approximately 17,000 burial plots, although actual capacity should be independently verified through a professional cemetery and land-use analysis.
Using a conservative illustrative assumption of $12,000 in gross revenue per complete funeral and burial package, including the burial plot and traditional funeral services, 17,000 plots would represent approximately:
17,000 plots × $12,000 = $204,000,000 in potential gross revenue
For additional market context, Tri-Valley Cemetery reportedly charges approximately $65,000 for a traditional burial, depending on the services and arrangements included. Applying that figure strictly as a hypothetical benchmark would result in:
17,000 plots × $65,000 = $1,105,000,000 in potential gross revenue
Two Parcels — Approximately 40.73 Acres
The property consists of two adjoining parcels.
1st parcel approximately 30.13-Acre Developed Parcel
The primary parcel contains the existing cemetery operation and improvements, including:
2nd parcel approximately 10.60-Acre Undeveloped Parcel
The second parcel consists of approximately 10.60 acres of currently undeveloped land, providing an additional long-term opportunity for a future owner to investigate potential alternative or supplemental uses. Approximately 193 feet in elevation, the property may potentially offer views of the Napa River.
The owner’s listing agent has had preliminary discussions with the local planning department regarding possible future uses, including a solar energy project and/or residential development.
Any such use would be subject to applicable zoning, land-use regulations, environmental requirements, planning review, permitting, governmental approvals, and other applicable conditions. No entitlement, zoning approval, or development approval has been obtained at this time.
The undeveloped acreage therefore represents potential upside rather than an existing approved development opportunity.
Current and Anticipated Additional Income
In addition to cemetery-related revenue, the property includes an existing welding shop lease that currently generates approximately $1,000 per month, or $12,000 annually, in rental income.
The owner has also recently executed a 25-year agreement with AT&T for a cellular communications tower. The AT&T agreement is currently in the planning and implementation stage and is not yet generating rental income.
Once operational and rent payments commence, the AT&T agreement is anticipated to generate approximately $2,500 per month, or $30,000 annually. The agreement also provides for a 3% increase in rental payments every five years, subject to the terms and conditions of the executed agreement.
The anticipated AT&T income is therefore an additional future revenue opportunity and should not be treated as current operating income. The actual commencement of payments will depend on the completion of the applicable planning, permitting, construction, and activation processes.
Low-Overhead Operating Structure
The cemetery benefits from a straightforward operating model designed to limit fixed expenses.
An on-site caretaker resides on the property and is responsible for maintaining the cemetery’s lawns and grounds. Other specialized services are outsourced to qualified third-party contractors, allowing the business to operate without a large in-house workforce or extensive specialized equipment.
The cemetery lawns are maintained without irrigation and naturally reflect seasonal conditions, with greener grounds during the winter and drier conditions during the summer.
This structure provides a prospective owner with an established cemetery operation that can be managed with relatively limited fixed overhead.
Historic Significance and Community Presence
The cemetery has approximately 166 years of documented history and has served the surrounding community for generations.
It is also the final resting place of several notable individuals, including former U.S. Congressman Samuel Greeley Hilborn, professional baseball players Paris Franklin Butisbauch and James D. “Pops” Mitchell, and William S. Bond, a Medal of Honor recipient who served aboard the USS Kearsarge during its historic 1864 battle with the CSS Alabama.
The cemetery also contains a substantial historic Jewish section associated with Congregation B’nai Israel of Vallejo and Congregation Beth Sholom of Napa. The JewishGen registry currently documents 117 burials in that section.
These historic elements contribute to the cemetery’s longstanding connection to the local community and distinguish the property from a newly established cemetery operation.
Investment Highlights
Overall Opportunity
The combination of an established cemetery business, substantial remaining burial inventory, approximately 40.73 acres of real estate, current rental income, anticipated future AT&T lease income, and approximately 10.60 acres of undeveloped land creates a unique long-term investment opportunity.
A prospective owner would be acquiring not only an operating cemetery business with an established history and community presence, but also significant underlying real estate and multiple avenues for potential future revenue.
The existing burial inventory provides an opportunity to generate additional cemetery-related revenue over time, while the welding shop provides current rental income and the recently executed AT&T agreement represents an additional anticipated income stream once operational.
The undeveloped 10.60-acre parcel provides further potential upside for a future owner willing to explore alternative or supplemental uses through the appropriate planning, zoning, environmental, and governmental approval processes.
The property is being offered for sale because the current owner is pursuing other business interests.
This offering may be particularly attractive to an investor or operator seeking a long-term, asset-backed business with an established operating history, relatively low overhead, recurring rental income, significant remaining burial capacity, and additional real estate that may provide future opportunities.
R L DYNASTY, Liberty Uy Real Estate Agent, Broker.
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