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Property profile & analytics
OFF-MARKET
Estimated value
$890,000
Medical Office Space
311 Live Oak Ave Arcadia, CA 91006-5618
Entity Owned
8-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9618523
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1965
Construction
TILT-UP CONCRETE
Total area
3,179 SF
Lot
0.23 ac (10,127 SF)
Zoning code
ARC2VV
APN
5790-028-033
UPID
US09-9618523
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
-
Arcadia Medi-Dental Group Dental Office
-
Dr. Natalie Tung Dental Office
-
Natalie Nguyen Tung Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$925k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$890k
Owner & transaction history
Cva Investment LLC · 8 yrs held
Cva Investment LLC
since 2018
4 recorded transactions
Zoning & alternative use
ARC2VV · Arcadia, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.5M
+1.8%
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%
$1,005,000
6.5%
$925,000
7%
$860,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$1,445,000
Current use
AUTO REPAIR, GARAGE
$1,470,000
Change: +2% · Conversion: Difficult
RETAIL STORES
$1,280,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$890k
Range $801k – $979k · ±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
$280 / 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
$21,283
Tax year 2024
Assessed value
$1,435,960
Assessed 2024
Previous assessed
$1,435,960
+0.0% YoY
Effective rate
1.48%
On assessed value
Assessed land
$1,076,474
Assessed improvement
$359,486
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1965
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
3,179 SF
Lot
0.23 ac (10,127 SF)
Zoning code
ARC2VV
APN
5790-028-033
UPID
US09-9618523
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
ARC2VV · Arcadia, CA
Zoning ARC2VV · permitted uses
ARC2VV · 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
MEDICAL BUILDING Current
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.5M
RETAIL STORES
Est. value
$1.3M
MEDICAL BUILDING Current
AUTO REPAIR, GARAGE
RETAIL STORES
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
1965
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.23 ac
Current owner
From public records · entity-resolved
Cva Investment LLC
Entity
Free & Clear · 8 yrs held
Mailing address
9939 LA ROSA DR, TEMPLE CITY, CA 91780-3923
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 24, 2018
$1,315,000
Cva Investment LLC
Sabatella R & V Trust 2000
Grant Deed
—
Jun 10, 2015
—
Vera A Sabatella
Sabatella R & V Trust 2000
Quit Claim Deed
related
$300,000 · Allstate Lndg
—
—
Sabatella,ralph & Vera Trust
—
Loan Modification
related
—
—
—
Ralph Sabatella
—
Deed Of Trust
related
$227,000 · California State Bank
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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