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    521 E Live Oak Ave Arcadia, CA 91006

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    For Sale
    $6,840,000

    15-unit apartment building in Arcadia School District with no rent control.

    Property size:
    10,108 SF
    Lot size:
    17,977.00 Acres

    Property Features for 521 E Live Oak Ave

    General Information

    Standard status
    Active
    Zoning
    R3
    Size
    10,108 SF
    Lot size
    17,977.00 Acres

    We can help!

    Listing Contact
    Handoko Chen
    Handoko Chen
    Source: Crexi

    Listing Agency: Growth Investment Group Listing Agent: Handoko Chen

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    Arcadia Turnkey Apartment Building

    This 15-unit luxury mid-century modern garden-style apartment building is located in Arcadia, California. The property is situated in the Arcadia School District, surrounded by single-family residences and newer townhome and single-family developments. The average household income within a one-mile radius is approximately $149,028. Built in 1960 and renovated between 2022 and 2024, the property features two newly built ADUs completed in 2026. It occupies a large 17,977 square foot lot and includes manicured landscaping with a front and back yard seating area. Renovations from 2022-2024 include upgraded units, updated rough mechanical, electrical, and plumbing systems, new drought-tolerant landscaping, a new secured entrance and parking gate, a new property façade and signage, new exterior painting, and new HVAC and exhaust systems. The roof is in excellent condition. The gated community includes a landscaped courtyard garden with outdoor seating. The unit mix consists of six 2-bedroom, 1-bathroom units and nine 1-bedroom, 1-bathroom units. Each unit features new flooring, shaker cabinets, Carrera quartz countertops, stainless steel kitchen appliances including a dishwasher and kitchen vent hood, tiled bathrooms with new vanities, smooth ceilings, in-unit washer/dryer, modern lighting fixtures, and mini-split A/C heating units in the living room and bedrooms. Each unit is separately metered for electricity and gas. Parking includes 16 spaces (10 carport and 6 open spaces). There are 10 private storage rooms. A shared laundry room is also available. The property is located across from the Arcadia Golf Course and near Santa Anita Mall, Santa Anita Park, and USC Arcadia Hospital. It offers access to FWY 10, FWY 210, and FWY 605.
    Location Intelligence

    Current Use by Public Records

    Apartment buildings

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Arcadia
    County
    Los Angeles
    State
    California
    Longitude
    -118.0191633
    Latitude
    34.1093833

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    FAQs

    What type of property is this?
    Apartment building - 15-unit apartment building in Arcadia School District with no rent control.
    Where is this apartment building located?
    The property is located at 521 E Live Oak Ave Arcadia, CA.
    What is the asking price?
    The asking price for this property is $6,840,000.
    What are key features of this property?
    This property features: - Prime Arcadia location within the highly desirable Arcadia School District; - Turnkey, fully renovated (2022-2024) 15-unit apartment complex with two newly built ADUs; - No local rent control, allowing for maximum rent increases (5% + CPI per AB1482)
    (626) 224-2495
    Request Owner's contact information
    521 E Live Oak Ave Arcadia, CA 91006
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    Arcadia, CA 91006
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    521 E Live Oak Ave Arcadia, CA 91006
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    Listing Contact
    Handoko Chen
    Handoko Chen
    Real Estate License ID: 01749321
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