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Property profile & analytics
OFF-MARKET
Estimated value
$7,500,000
Apartment buildings
450 Live Oak Ave Arcadia, CA 91006-5645
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9151459
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1959
Construction
WOOD
Total area
23,177 SF
Lot
0.9 ac (39,122 SF)
Zoning code
ARR3YY
APN
8572-001-028
UPID
US09-9151459
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.50M
CAP Approach
CAP
$5.74M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.50M
Owner & transaction history
Cfc Live Oak LP · 2 yrs held
Cfc Live Oak LP
since 2024
Last sale
$7.5M
3 recorded transactions
Zoning & alternative use
ARR3YY · Arcadia, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$12.4M
+54.5%
Auto repair, garage
$10.7M
+33.7%
Medical building
$10.5M
+31.4%
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
$7,500,000
ML approach
$7,500,000
CAP Approach
CAP Return
Estimation
6%
$6,215,000
6.5%
$5,735,000
7%
$5,330,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$8,020,000
Current use
OFFICE BUILDING
$12,385,000
Change: +54% · Conversion: Moderate
AUTO REPAIR, GARAGE
$10,720,000
Change: +34% · Conversion: Difficult
MEDICAL BUILDING
$10,535,000
Change: +31% · Conversion: Moderate
RETAIL STORES
$9,330,000
Change: +16% · Conversion: Difficult
COMMERCIAL (GENERAL)
$7,160,000
Change: -11% · Conversion: Moderate
Blend value · Realmo final
$7.50M
Range $6.75M – $8.25M · ±10% · vs last sale $7.50M (Jun 18 2024)
Last sale anchor
$7.50M
Jun 18 2024
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
$324 / 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
$17,119
Tax year 2024
Assessed value
$839,552
Assessed 2024
Previous assessed
$839,552
+0.0% YoY
Effective rate
2.04%
On assessed value
Assessed land
$194,670
Assessed improvement
$644,882
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1959
Construction
WOOD
Heating
NONE
Units
35
Bathrooms
35
Total area
23,177 SF
Lot
0.9 ac (39,122 SF)
Zoning code
ARR3YY
APN
8572-001-028
UPID
US09-9151459
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
ARR3YY · Arcadia, CAZoning ARR3YY · permitted uses
ARR3YY · Arcadia, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$8.0M
OFFICE BUILDING
Est. value
$12.4M
AUTO REPAIR, GARAGE
Est. value
$10.7M
MEDICAL BUILDING
Est. value
$10.5M
RETAIL STORES
Est. value
$9.3M
COMMERCIAL (GENERAL)
Est. value
$7.2M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
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
1959
Construction
WOOD
Heating
NONE
Units
35
Bathrooms
35
Lot
0.9 ac
Current owner
From public records · entity-resolved
Cfc Live Oak LP
Entity
Mailing address
9336 DAINES DR, TEMPLE CITY, CA 91780-3110
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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
Jun 18, 2024
$7,500,000
Cfc Live Oak LP
Arcadia Enterprise LLC
Grant Deed
$5,000,000 · Golden Bank NA
Jun 18, 2024
—
Carolyn Sha
Kent Hung
Intrafamily Transfer
related
—
Sep 16, 1997
—
Arcadia Enterprise LLC
—
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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