Back to Search
Property profile & analytics
FOR SALE
Apartment buildings
521-523 E Live Oak Ave Arcadia, CA 91006
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8476986
For Sale
1 / 88
$6,840,000
521-523 E Live Oak Ave, Arcadia, CA 91006
View Listing →
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1960
Total area
8,640 SF
Lot
0.41 ac (17,977 SF)
Zoning code
ARR3YY
APN
5790-030-016
UPID
US09-8476986
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
$3.46M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.09M
Blend (final)
Blend
$3.73M
Owner & transaction history
521 East Live Oak LLC · 5 yrs held
521 East Live Oak LLC
since 2021
Last sale
$3.8M
7 recorded transactions
Zoning & alternative use
ARR3YY · Arcadia, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.6M
+88.2%
Neighborhood: shopping center
$5.3M
+75.9%
Office building
$4.6M
+54.5%
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
$3,470,000
ML approach
$3,460,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,990,000
Current use
RESTAURANT
$5,625,000
Change: +88% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$5,260,000
Change: +76% · Conversion: Difficult
OFFICE BUILDING
$4,615,000
Change: +54% · Conversion: Moderate
AUTO REPAIR, GARAGE
$3,995,000
Change: +34% · Conversion: Difficult
MEDICAL BUILDING
$3,930,000
Change: +31% · Conversion: Moderate
RETAIL STORES
$3,480,000
Change: +16% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,670,000
Change: -11% · Conversion: Moderate
Blend value · Realmo final
$3.73M
Range $3.35M – $4.10M · ±10% · vs last sale $3.81M (Jun 30 2021)
Last sale anchor
$3.81M
Jun 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
$431 / 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
$47,006
Tax year 2024
Assessed value
$4,040,535
Assessed 2024
Previous assessed
$4,040,535
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$2,826,527
Assessed improvement
$1,214,008
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
For Sale
Year built
1960
Heating
NONE
Cooling
YES
Units
13
Bathrooms
13
Total area
8,640 SF
Lot
0.41 ac (17,977 SF)
Zoning code
ARR3YY
APN
5790-030-016
UPID
US09-8476986
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
ARR3YY · Arcadia, CA
Zoning ARR3YY · permitted uses
ARR3YY · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$3.0M
RESTAURANT
Est. value
$5.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.3M
OFFICE BUILDING
Est. value
$4.6M
AUTO REPAIR, GARAGE
Est. value
$4.0M
MEDICAL BUILDING
Est. value
$3.9M
RETAIL STORES
Est. value
$3.5M
COMMERCIAL (GENERAL)
Est. value
$2.7M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
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
1960
Heating
NONE
Cooling
Yes
Units
13
Bathrooms
13
Lot
0.41 ac
Current owner
From public records · entity-resolved
521 East Live Oak LLC
Entity
Mailing address
3865 FAIRMEADE RD, PASADENA, CA 91107-2229
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 1, 2025
—
521 East Live Oak LLC
—
Deed
related
$3,500,000 · Preferred Bank
Mar 15, 2023
—
521 East Live Oak LLC
—
Deed
related
$3,000,000 · Calprivate Bank
Jun 30, 2021
$3,805,000
521 East Live Oak LLC
Glenn J Unis
Grant Deed
$2,820,000 · First General Bank
Mar 1, 2021
—
Alan Lewis George
Alan L George
Intrafamily Transfer
related
—
Feb 22, 2021
—
Bonnie G Unis
Bonnie G Unis
Intrafamily Transfer
related
—
Jan 6, 2016
—
George Trust
George Trust
Quit Claim Deed
related
—
May 15, 2014
—
Lewis I George JR.
George Family Trust
Quit Claim Deed
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
