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Property profile & analytics
OFF-MARKET
Estimated value
$1,180,000
Retail space
108 Live Oak Ave Arcadia, CA 91006-5239
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9450013
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1950
Construction
WOOD
Total area
3,000 SF
Lot
0.21 ac (8,973 SF)
Zoning code
ARC2YY
APN
8573-024-002
UPID
US09-9450013
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
-
Farmers Insurance: Leslie Ha Insurance Agency
-
SC EZShop Inc (Bike/Boat/Book/etc) Store Grocery & Convenience Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.24M
CAP Approach
CAP
$1.02M
Comparable Approach
Comparable
$1.58M
Blend (final)
Blend
$1.18M
Owner & transaction history
12 Grandview LLC · 5 yrs held
12 Grandview LLC
since 2020
Last sale
$1.2M
6 recorded transactions
Zoning & alternative use
ARC2YY · Arcadia, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.8M
+51.2%
Office building
$1.6M
+32.7%
Auto repair, garage
$1.4M
+14.9%
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 Arcadia submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Arcadia 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
$1,290,000
ML approach
$1,240,000
CAP Approach
CAP Return
Estimation
6%
$1,105,000
6.5%
$1,020,000
7%
$950,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,210,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,825,000
Change: +51% · Conversion: Moderate
OFFICE BUILDING
$1,605,000
Change: +33% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,390,000
Change: +15% · Conversion: Difficult
MEDICAL BUILDING
$1,365,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$1.18M
Range $1.06M – $1.30M · ±10% · vs last sale $1.18M (Jul 24 2020)
Last sale anchor
$1.18M
Jul 24 2020
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
$393 / 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
$15,647
Tax year 2024
Assessed value
$1,252,224
Assessed 2024
Previous assessed
$1,252,224
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$742,845
Assessed improvement
$509,379
Applied tax rate
3.0000
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
1950
Construction
WOOD
Heating
NONE
Stories
1
Total area
3,000 SF
Lot
0.21 ac (8,973 SF)
Zoning code
ARC2YY
APN
8573-024-002
UPID
US09-9450013
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
ARC2YY · Arcadia, CA
Zoning ARC2YY · permitted uses
ARC2YY · Arcadia, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Arcadia. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.8M
OFFICE BUILDING
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.4M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
MEDICAL 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
1950
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.21 ac
Current owner
From public records · entity-resolved
12 Grandview LLC
Entity
Free & Clear · 5 yrs held
Mailing address
713 W DUARTE RD STE GSTEG, ARCADIA, CA 91007-7564
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 24, 2020
$1,180,000
12 Grandview LLC
Live Oak Dev I LLC
Grant Deed
—
Jan 28, 2020
—
Live Oak Dev I LLC
Live Oak Dev I LLC
Correction Deed
related
—
Feb 1, 2013
$4,800,000
Live Oak Dev I LLC
Meeker Family Partners LP
Grant Deed
$3,120,000 · Cathay Bank
Jun 29, 1995
—
Meeker
Meeker,g R & M C
Quit Claim Deed
related
—
Jun 2, 1995
—
George R Meeker
Meeker,m D Co-trustee
Quit Claim Deed
related
—
Mar 5, 1991
$200,000
Hoang Pierre H
Nguyen Thanh N
Grant Deed
$160,000 · Plaza Funding
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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