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Property profile & analytics
OFF-MARKET
Estimated value
$7,970,000
Retail space
16 Live Oak Ave Arcadia, CA 91006-5237
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9126849
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1993
Construction
TILT-UP CONCRETE
Total area
34,647 SF
Lot
2.55 ac (110,936 SF)
Zoning code
ARC2*
APN
8573-023-020
UPID
US09-9126849
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
-
Savers Discount Store
-
T & M Auto Repair Corporation Auto Repair Shop
-
Golden Star Auto Clinic Auto Repair Shop
-
Enduro Auto & Tire Co. Auto Repair Shop
-
Community Donation Center Home Decor Store Department Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.07M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.00M
Blend (final)
Blend
$7.97M
Owner & transaction history
Highland & Sterling LLC · 6 yrs held
Highland & Sterling LLC
since 2020
Last sale
$7.7M
3 recorded transactions
Zoning & alternative use
ARC2* · Arcadia, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$8,420,000
ML approach
$8,070,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$11,985,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$7.97M
Range $7.17M – $8.77M · ±10% · vs last sale $7.70M (May 19 2020)
Last sale anchor
$7.70M
May 19 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
$230 / 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
$106,972
Tax year 2024
Assessed value
$8,255,955
Assessed 2024
Previous assessed
$8,255,955
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$4,824,909
Assessed improvement
$3,431,046
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
1993
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
34,647 SF
Lot
2.55 ac (110,936 SF)
Zoning code
ARC2*
APN
8573-023-020
UPID
US09-9126849
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
ARC2* · Arcadia, CA
Zoning ARC2* · permitted uses
ARC2* · 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
APARTMENT HOUSE (5+ UNITS)
Est. value
$12.0M
APARTMENT HOUSE (5+ UNITS)
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
1993
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
2.55 ac
Current owner
From public records · entity-resolved
Highland & Sterling LLC
Entity
Mailing address
606 S OLIVE ST STE #600, LOS ANGELES, CA 90014-1669
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 19, 2020
$7,700,000
Highland & Sterling LLC
Ralphs Grocery Co
Grant Deed
$5,000,000 · Private Individual
Jun 14, 1995
—
Ralphs Grocery Co
—
Deed Of Trust
related
—
Feb 3, 1992
—
Federated Dept Stores
—
Deed Of Trust
related
—
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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