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Property profile & analytics
OFF-MARKET
Estimated value
$2,170,000
Office buildings
11 Huntington Dr Arcadia, CA 91006-3210
Entity Owned
Absentee Owner
Free & Clear
Property ID
US09-9553179
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1954
Construction
TILT-UP CONCRETE
Total area
3,723 SF
Lot
0.15 ac (6,694 SF)
Zoning code
ARC2H*
APN
5773-012-002
UPID
US09-9553179
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
-
Forest Lawn Funeral Home Mortuary
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.24M
CAP Approach
CAP
$1.34M
Comparable Approach
Comparable
$2.54M
Blend (final)
Blend
$2.17M
Owner & transaction history
Santa Anita Investment LLC
Santa Anita Investment LLC
since 2025
Last sale
$2.1M
7 recorded transactions
Zoning & alternative use
ARC2H* · Arcadia, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.3M
+13.9%
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
$2,245,000
ML approach
$2,235,000
CAP Approach
CAP Return
Estimation
6%
$1,445,000
6.5%
$1,335,000
7%
$1,240,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,990,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,265,000
Change: +14% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,720,000
Change: -13% · Conversion: Difficult
MEDICAL BUILDING
$1,690,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$2.17M
Range $1.95M – $2.39M · ±10% · vs last sale $2.10M (Jan 11 2023)
Last sale anchor
$2.10M
Jan 11 2023
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
$583 / 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
$25,244
Tax year 2024
Assessed value
$2,142,000
Assessed 2024
Previous assessed
$2,142,000
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$1,428,000
Assessed improvement
$714,000
Applied tax rate
1.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1954
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
3,723 SF
Lot
0.15 ac (6,694 SF)
Zoning code
ARC2H*
APN
5773-012-002
UPID
US09-9553179
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
ARC2H* · Arcadia, CA
Zoning ARC2H* · permitted uses
ARC2H* · 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
OFFICE BUILDING Current
Est. value
$2.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.3M
AUTO REPAIR, GARAGE
Est. value
$1.7M
MEDICAL BUILDING
Est. value
$1.7M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
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
1954
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
0.15 ac
Current owner
From public records · entity-resolved
Santa Anita Investment LLC
Entity
Free & Clear · 0 yrs held
Mailing address
1712 S GLENDALE AVE, GLENDALE, CA 91205-3320
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 13, 2025
$3,600,000
Santa Anita Investment LLC
Warm Space Real Estate LLC
Grant Deed
—
Aug 22, 2025
$11,250,000
Arcadia Town Center LLC
Arcadia Town Center LLC
Grant Deed
related
—
Jan 26, 2024
$11,400,000
Kz Development LLC
Arcadia Town Center LLC
Grant Deed
—
Jun 12, 2023
$14,400,000
Arcadia Town Center LLC
Arcadia Town Center LLC
Grant Deed
related
—
Apr 27, 2023
—
Areadia Town Center LLC
New World International LLC
Grant Deed
$13,500,000 · First General Bank
Jan 11, 2023
$2,100,000
Forest Lawn Mortuary
Cheryl Davis
Grant Deed
—
Aug 12, 2019
$19,700,000
New World International LLC
J A C Window INC
Grant Deed
$12,000,000 · First Commercial Bank
Aug 31, 2017
—
Cheryl Davis
Hartzler,mitzie
Affidavit Of Death
—
Aug 13, 2007
$1,600,000
Hartzler Living Trust
Sullivan Estelie Trust
Grant Deed
—
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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