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Property profile & analytics
OFF-MARKET
Estimated value
$1,655,000
Retail space
49 Foothill Blvd Arcadia, CA 91006-2307
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9652796
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1953
Construction
TILT-UP CONCRETE
Total area
3,680 SF
Lot
0.16 ac (7,031 SF)
Zoning code
ARC2YY
APN
5771-020-012
UPID
US09-9652796
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
-
Human Designs Prosthetics And Orthotics Orthotics & Prosthetics Service
-
ABACUS ACCOUNTANCY CORPORATION Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.67M
CAP Approach
CAP
$1.26M
Comparable Approach
Comparable
$1.94M
Blend (final)
Blend
$1.66M
Owner & transaction history
Abacus Investment LLC · 4 yrs held
Abacus Investment LLC
since 2021
Last sale
$1.7M
7 recorded transactions
Zoning & alternative use
ARC2YY · Arcadia, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.2M
+51.2%
Office building
$2.0M
+32.7%
Auto repair, garage
$1.7M
+14.9%
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
$1,650,000
ML approach
$1,670,000
CAP Approach
CAP Return
Estimation
6%
$1,355,000
6.5%
$1,255,000
7%
$1,165,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,480,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,240,000
Change: +51% · Conversion: Moderate
OFFICE BUILDING
$1,965,000
Change: +33% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,700,000
Change: +15% · Conversion: Difficult
MEDICAL BUILDING
$1,675,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$1.66M
Range $1.49M – $1.82M · ±10% · vs last sale $1.65M (Dec 30 2021)
Last sale anchor
$1.65M
Dec 30 2021
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
$450 / 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
$19,678
Tax year 2024
Assessed value
$1,719,781
Assessed 2024
Previous assessed
$1,719,781
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$624,240
Assessed improvement
$1,095,541
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1953
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
3,680 SF
Lot
0.16 ac (7,031 SF)
Zoning code
ARC2YY
APN
5771-020-012
UPID
US09-9652796
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
ARC2YY · Arcadia, CA
Zoning ARC2YY · permitted uses
ARC2YY · 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
$1.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.2M
OFFICE BUILDING
Est. value
$2.0M
AUTO REPAIR, GARAGE
Est. value
$1.7M
MEDICAL BUILDING
Est. value
$1.7M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1953
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.16 ac
Current owner
From public records · entity-resolved
Abacus Investment LLC
Entity
Mailing address
2030 OAKS PL, ARCADIA, CA 91006-1542
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 21, 2026
—
Yuwei Liang
—
Deed
related
$150,000 · Cc&n Investment LLC
Dec 30, 2021
$1,653,000
Abacus Investment LLC
Erie A Ferraco
Grant Deed
$682,000 · Cdc Small Business Finance Corp
Dec 30, 2021
—
Abacus Investments LLC
—
Deed
related
$661,200 · Us Metro Bank
Aug 5, 2020
—
Eric A Ferraco
—
Deed
related
$555,000 · Wells Fargo Bank NA
Apr 26, 2000
—
Ferraco,eric A & Andrea V Co-tru
Ferraco,e A & A V
Quit Claim Deed
related
—
Mar 10, 2000
$348,000
Eric A Ferraco
Howser Trust
Grant Deed
$315,000 · City National Bank
Mar 25, 1999
—
Howser,fred A Tr
—
Deed Of Trust
related
—
—
—
Douglas Howser
—
Deed Of Trust
related
$30,577 · First Interstate Bank Californ
—
—
Ferraco,tr
—
Deed Of Trust
related
$333,698 · Wells Fargo 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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