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Property profile & analytics
OFF-MARKET
Estimated value
$1,855,000
Retail space
288 Live Oak Ave Arcadia, CA 91006-5665
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8035325
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1994
Construction
TILT-UP CONCRETE
Total area
6,160 SF
Lot
0.46 ac (20,236 SF)
Zoning code
ARCMDY
APN
8572-002-009
UPID
US09-8035325
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
-
Dr. Justin Hu Physician
-
The UPS Store Courier Service Postal Service
-
Primordium Labs Corporate Office
-
Thai Food Network Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.10M
Comparable Approach
Comparable
$1.74M
Blend (final)
Blend
$1.86M
Owner & transaction history
Arcmp LLC · 6 yrs held
Arcmp LLC
since 2019
7 recorded transactions
Zoning & alternative use
ARCMDY · Arcadia, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.9M
+14.9%
Medical building
$2.8M
+12.9%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,270,000
6.5%
$2,095,000
7%
$1,945,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,480,000
Current use
AUTO REPAIR, GARAGE
$2,850,000
Change: +15% · Conversion: Difficult
MEDICAL BUILDING
$2,800,000
Change: +13% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,130,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$1.86M
Range $1.67M – $2.04M · ±10%
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
$301 / 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
$35,788
Tax year 2024
Assessed value
$2,880,534
Assessed 2024
Previous assessed
$2,880,534
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,473,762
Assessed improvement
$1,406,772
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
1994
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
6,160 SF
Lot
0.46 ac (20,236 SF)
Zoning code
ARCMDY
APN
8572-002-009
UPID
US09-8035325
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
ARCMDY · Arcadia, CA
Zoning ARCMDY · permitted uses
ARCMDY · 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
$2.5M
AUTO REPAIR, GARAGE
Est. value
$2.9M
MEDICAL BUILDING
Est. value
$2.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.1M
RETAIL STORES Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1994
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.46 ac
Current owner
From public records · entity-resolved
Arcmp LLC
Entity
Mailing address
6206 LAGUNA DEL REY DR, HOUSTON, TX 77041-5773
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 17, 2019
—
Arcmp LLC
Sam Ahn
Quit Claim Deed
—
Oct 14, 2005
$2,150,000
Sam Ahn
Linchy USA INC
Grant Deed
$600,000 · Wilshire State Bank
Dec 16, 2003
—
Wing L Lo
Lo,oi Lan
Quit Claim Deed
related
$1,100,000 · Wing Lung Bank Ltd
Feb 13, 2001
—
Bensenville Investment USA Ltd
Oak & Tyler Investment INC
Grant Deed
$1,040,000 · Wing Lung Bank Ltd
Jul 3, 1996
—
Oak & Tyler Investment INC
Marketplace Partners LP
Grant Deed
$790,000 · Wing Lung Bank Ltd
Aug 29, 1994
—
Marketplace Partners
—
Deed Of Trust
related
—
Jun 9, 1994
$2,500,000
Albertson's INC And
—
Grant Deed
related
—
—
—
Sam Ahn
—
Deed Of Trust
related
$600,000 · Bank Of East Asia
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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