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Property profile & analytics
OFF-MARKET
Estimated value
$1,500,000
Warehouses
88 Live Oak Ave Arcadia, CA 91007-8596
Entity Owned
18-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8035728
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1941
Construction
WOOD
Total area
8,319 SF
Lot
0.24 ac (10,330 SF)
Zoning code
ARCMYY
APN
8573-013-044
UPID
US09-8035728
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
-
Uniherbs Inc (Bike/Boat/Book/etc) Store Specialty Food Shop
-
unique architecture Architecture Firm
-
OS Design Build General Contractor
-
OS Design and Consulting Interior Design Home Decor Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.67M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.50M
Owner & transaction history
Erical LLC · 18 yrs held
Erical LLC
since 2008
7 recorded transactions
Zoning & alternative use
ARCMYY · 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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,805,000
6.5%
$1,665,000
7%
$1,545,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,445,000
Current use
Blend value · Realmo final
$1.50M
Range $1.35M – $1.65M · ±10%
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
$180 / 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
$19,527
Tax year 2024
Assessed value
$1,541,493
Assessed 2024
Previous assessed
$1,541,493
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$830,600
Assessed improvement
$710,893
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1941
Construction
WOOD
Heating
NONE
Stories
1
Total area
8,319 SF
Lot
0.24 ac (10,330 SF)
Zoning code
ARCMYY
APN
8573-013-044
UPID
US09-8035728
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
ARCMYY · Arcadia, CA
Zoning ARCMYY · permitted uses
ARCMYY · 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
WAREHOUSE, STORAGE Current
Est. value
$2.4M
WAREHOUSE, STORAGE Current
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
1941
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.24 ac
Current owner
From public records · entity-resolved
Erical LLC
Entity
Mailing address
662 W DUARTE RD, ARCADIA, CA 91007-7605
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 10, 2008
—
Erical LLC
Hsi,eric Y & Carol S
Quit Claim Deed
related
—
May 28, 2008
—
Eric Y Hsi
Bryton LLC
Quit Claim Deed
related
—
Feb 7, 2008
$825,000
Bryton
Bell,b William
Grant Deed
—
Feb 7, 2008
—
James L Bell
Bell,shauna L
Quit Claim Deed
related
—
Nov 16, 2005
—
Maxwell Family Trust
Maxwell,margene Y
Quit Claim Deed
related
—
Nov 2, 2005
—
B W Bell
Bell,gladys
Quit Claim Deed
related
—
Sep 10, 2001
—
Maxwell,margene Y Tr
Bell,g Tr
Grant Deed
related
—
Jul 26, 1994
—
Bell Gladys Co Tr
—
Deed Of Trust
related
—
—
—
Erical LLC
—
Deed Of Trust
related
$500,000 · Bank Of The West
—
—
Erical LLC
—
Deed Of Trust
related
$769,000 · East West Bank
—
—
Erical LLC
—
Deed Of Trust
related
$500,000 · East West Bank
—
—
Erical LLC
—
Deed Of Trust
related
$769,000 · East West 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.
Try Rey
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