Mixed-Use Property in MU
For Sale
$11,000,000
400 East Live Oak Avenue, Arcadia, CA 91006
MU zoning accommodates integrated commercial and residential development, including residential space above ground-floor commercial uses.
Property Size37,256 SF
Days on Market14
Property Features for 400 East Live Oak Avenue
General Information
Standard status
Active
Size
37,256 SF
Property subtype
Special Purpose
Zoning
MU
Building Details
Building Size
37,256 SF
Listing Agency:
Lee & Associates - Pasadena
(626) 242-7790
Listed By:
Dan Bacani · License #CalDRE #01385413
(626) 242-7790
Source:
Lee-associates
Added: Aug 15
Changed: Aug 25
Last Checked: Aug 26 at 7:32AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Lee & Associates - Pasadena
Investment Insights
Based on property information with market context.
Located at 400 East Live Oak Avenue in Arcadia, California, the property is designated Mixed Use (MU). The zoning framework supports integrated commercial and residential development, with an emphasis on combining complementary uses within a coordinated project.
Subject to applicable development standards, residential units may be located above ground-floor commercial space or beside a commercial development. Senior housing, assisted living, and affordable housing are also identified as permitted uses, while standalone residential projects may be allowed when affordable housing units are provided.
Subject to applicable development standards, residential units may be located above ground-floor commercial space or beside a commercial development. Senior housing, assisted living, and affordable housing are also identified as permitted uses, while standalone residential projects may be allowed when affordable housing units are provided.
Key Highlights
- Mixed Use (MU) zoning supports integrated commercial and residential development
- Residential uses may be located above ground‑floor commercial space or adjacent to commercial development
- Senior housing, assisted living, and affordable housing are permitted subject to development standards
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$754,434
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.86%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$15,088,680
$15.1M
Cap Rate 7%
$10,777,629
$10.8M
Cap Rate 9%
$8,382,600
$8.4M
Market Conditions
NOI Build-Up for 37,256 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$1.34M $36.00/SF
− Vacancy
−$134.1K −$3.60/SF
EGI
$1.21M $32.40/SF
− OpEx
−$452.7K −$12.15/SF
NOI
$754.4K $20.25/SF
Area
Los Angeles County, CA
Vacancy
10.00%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
37.50%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$15,088,680
Cap Rate 7%
$10,777,629
Cap Rate 9%
$8,382,600
Alternative Uses
Best Use
Mixed Use
$10.78M
$9.43M – $12.57M
NOI $754,434 @ 7.0% cap · market cap 6.86%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$19.95M
$17.45M – $23.27M
NOI $1,396,270 @ 7.0% cap · market cap 12.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
672
Businesses Nearby
Explore this area
Business Placement
Demographics for 91006, CA
31,949
Population
11,291
Households
2.8
Avg Household Size
44
Median Age
56%
College-Educated
92%
High-School Grad
6.4 sq mi
ZIP Area
4,992
Density / Sq Mi
$127,511
Median Household Income
$58,188
Median Earnings
$2,141
Median Rent
$1,187,600
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - MU zoning accommodates integrated commercial and residential development, including residential space above ground-floor commercial uses.
Where is this mixed-use property located?
The property is located at 400 East Live Oak Avenue Arcadia, CA.
What is the asking price?
The asking price for this property is $11,000,000.
What are key features of this property?
This property features: Mixed Use (MU) zoning supports integrated commercial and residential development; Residential uses may be located above ground‑floor commercial space or adjacent to commercial development; Senior housing, assisted living, and affordable housing are permitted subject to development standards
