Entity Owned Property summary
AI-generated overview
This exceptional 3,080 square foot retail property, situated on a 0.29-acre lot at 4257 Live Oak Avenue in Arcadia, California, presents a unique investment opportunity. Currently configured for retail use, the property's zoning allows for a diverse range of possibilities. Its adaptability extends to office or warehouse space, offering immediate income potential for savvy investors. However, the true potential lies in its redevelopment possibilities. The property is compliant with H30 land use policy, making it suitable for conversion into a multi-family residential complex. Plans could include up to nine units, potentially configured as apartments, condominiums, or townhouses. This presents a significant opportunity to capitalize on the strong demand for housing in the desirable Arcadia market. Prospective buyers are encouraged to independently verify zoning and land use regulations with the County and City to fully explore the development potential. The asking price of $1,300,000 reflects the property's prime location, versatile zoning, and substantial redevelopment potential. This is a rare chance to acquire a property with significant upside in a highly sought-after area. Don't miss this opportunity to secure a valuable asset with a bright future.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1960
Construction
TILT-UP CONCRETE
Total area
3,080 SF
Lot
0.29 ac (12,603 SF)
Zoning code
LCC3VV
APN
8511-028-013
UPID
US09-9620235
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Building Supply Industrial Manufacturer
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.05M
Comparable Approach
Comparable
$1.62M
Blend (final)
Blend
$1.19M
Owner & transaction history
since 2025
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
LCC3VV · Arcadia, CA
Top alternative use upside
Neighborhood: shopping center
$1.9M
+51.2%
Office building
$1.6M
+32.7%
Auto repair, garage
$1.4M
+14.9%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 5 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.19M
Value range
$1.07M – $1.30M
±10% around blend
Estimated value / SF
$385 / SF
Confidence
High
5 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
50
$1.07M
blend $1.19M
$1.30M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,080 SF
Lot area
0.29 ac
Year built
1960
Stories
1
APN
8511-028-013
Zoning
LCC3VV
Assessed value
$1,417,800
Annual tax
$17,515
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.05M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.14M
@ 6.5% CAP return
$1.05M
@ 7% CAP return
$975k
4
Sales comparison
Partial preview
Sales approach indication
$1.28M
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
6.0 mi away · 2,225 SF
6.3 mi away · 3,355 SF
7.7 mi away · 3,540 SF
9.6 mi away · 2,176 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.19M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 32 sales
$403
-4%
Submarket 39 sales
$407
-5%
County 3566 sales
$383
+0%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $385/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Neighborhood: Shopping Center
Gross theoretical uplift
+51%
vs current-use indication
Office Building
Auto Repair, Garage
Medical Building
Retail Stores · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.20M
Move the market yield to see immediate price impact.
Value / SF
$390
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$76k
$1.51M
$1.08M
$840k
$84k
$1.68M
$1.20M
$933k
$92k
$1.85M
$1.32M
$1.03M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$1.99M
4.8 mi · Dec 2025 · $572/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$17,515
Tax year 2024
Assessed value
$1,417,800
Assessed 2024
Previous assessed
$1,417,800
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,020,000
Assessed improvement
$397,800
Applied tax rate
6.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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
1960
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
3,080 SF
Lot
0.29 ac (12,603 SF)
Zoning code
LCC3VV
APN
8511-028-013
UPID
US09-9620235
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC3VV · Arcadia, CAZoning LCC3VV · permitted uses
LCC3VV · Arcadia, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1960
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.29 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
LCC3VV
Jurisdiction
Arcadia, CA
Recorded code
LCC3VV
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for LCC3VV in Arcadia, CA.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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