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Property profile & analytics
OFF-MARKET
Estimated value
$1,005,000
Retail space
4269 Live Oak Ave Arcadia, CA 91006-5503
Individually Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9144529
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1957
Construction
TILT-UP CONCRETE
Total area
5,100 SF
Lot
0.37 ac (15,940 SF)
Zoning code
LCC3VV
APN
8511-028-019
UPID
US09-9144529
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
-
Grupo Nuevo Salvacion De Vidas Social Service Agency Medical Clinic
-
HYPNOSIS HEALTH CENTER Alternative Medicine Practice Spa & Massage Center
-
Cyn Ling Health Center Alternative Medicine Practice Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.01M
Owner & transaction history
Susan Lee Tsai · 2 yrs held
Susan Lee Tsai
since 2023
2 recorded transactions
Zoning & alternative use
LCC3VV · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$197 / 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
$9,190
Tax year 2024
Assessed value
$530,096
Assessed 2024
Previous assessed
$530,096
+0.0% YoY
Effective rate
1.73%
On assessed value
Assessed land
$334,015
Assessed improvement
$196,081
Applied tax rate
6.0000
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
1957
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
5,100 SF
Lot
0.37 ac (15,940 SF)
Zoning code
LCC3VV
APN
8511-028-019
UPID
US09-9144529
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC3VV · Arcadia, CA
Zoning LCC3VV · permitted uses
LCC3VV · 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.
Building & site characteristics
From public records
Year built
1957
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.37 ac
Current owner
From public records · entity-resolved
Susan Lee Tsai
Individual
Free & Clear · 2 yrs held
Mailing address
555 E LIVE OAK AVE, ARCADIA, CA 91006-5642
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 25, 2023
—
Susan Lee Tsai
Susan Lee Tsai
Intrafamily Transfer
related
—
Jul 11, 2022
—
Susan S Tsai
Spencer S Tsai
Affidavit Of Death Of Joint Tenant
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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