Flex Space with Insulated
For Sale
Contact for pricing
2710 Gateway, Carlsbad, CA 92009
Flex space with insulated warehouse area, 24’ clear height, and grade-level roll-up door plus exclusive reserved parking.
Property Size10,566 SF
Price / SF$283.46
Days on Market62
Property Features for 2710 Gateway
General Information
Standard status
Active
Size
10,566 SF
Property subtype
FLEX_R_AND_D
Warehouse & Industrial
Clear Height
24 ft
Drive-In Doors
1
Amenities
building top signage
monument sign
Building Details
Year Built
2008
Parking Ratio
3.47 per 1,000 SF
Listing Agency:
JLL | San Diego
(858) 410-1200
Listed By:
Steven Field · License #1762108
(760) 814-2627
Source:
Moodyscre
Added: Jul 15
Changed: Aug 13
Last Checked: Sep 14 at 7:28AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of JLL | San Diego
Investment Insights
Based on property information with market context.
This flex space includes both office and insulated warehouse components, with approximately 60% office area and 40% insulated warehouse. The warehouse is equipped with a Big Ass Fan™, has a 24’ clear height, and offers one (1) grade-level roll-up door for straightforward loading and operations. Exclusive/reserved parking is included, and the property has a parking ratio of 3.47/1,000 SF.
The building features top signage visible from Palomar Airport Road. The top signage position is set at the project monument sign at the intersection of Gateway Rd & El Fuerte Street, supporting visibility for tenants and service traffic.
The building is described as newer construction, completed in 2008. The combination of office and insulated warehouse space is well suited for users seeking an on-site administrative component alongside temperature-controlled or insulated storage and distribution needs.
The building features top signage visible from Palomar Airport Road. The top signage position is set at the project monument sign at the intersection of Gateway Rd & El Fuerte Street, supporting visibility for tenants and service traffic.
The building is described as newer construction, completed in 2008. The combination of office and insulated warehouse space is well suited for users seeking an on-site administrative component alongside temperature-controlled or insulated storage and distribution needs.
Key Highlights
- Approximately 60% office area and 40% insulated warehouse
- 24’ clear height in warehouse plus Big Ass Fan™
- One (1) grade‑level roll‑up door
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$227,512
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.60%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$4,550,240
$4.6M
Cap Rate 7%
$3,250,171
$3.3M
Cap Rate 9%
$2,527,911
$2.5M
Market Conditions
NOI Build-Up for 10,566 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$348.7K $33.00/SF
− Vacancy
−$45.3K −$4.29/SF
EGI
$303.3K $28.71/SF
− OpEx
−$75.8K −$7.18/SF
NOI
$227.5K $21.53/SF
Area
Carlsbad, CA
Vacancy
13.00%
Lease Rate
$33.00 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$4,550,240
Cap Rate 7%
$3,250,171
Cap Rate 9%
$2,527,911
Alternative Uses
Best Use
Office B
$3.25M
$2.84M – $3.79M
NOI $227,512 @ 7.0% cap · market cap 7.60%
Second Best
Flex RnD
$2.94M
$2.57M – $3.43M
NOI $205,707 @ 7.0% cap · market cap 6.87%
Theoretical Best
Office A
$3.88M
$3.40M – $4.53M
NOI $271,801 @ 7.0% cap · market cap 9.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
24 ft
Clear height
1
Drive-in doors
Location Intelligence
Trade Area within ½ mile
1,558
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 92009, CA
44,816
Population
17,085
Households
2.6
Avg Household Size
44
Median Age
64%
College-Educated
95%
High-School Grad
12.2 sq mi
ZIP Area
3,673
Density / Sq Mi
$162,128
Median Household Income
$68,634
Median Earnings
$2,955
Median Rent
$1,219,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Flex space - Flex space with insulated warehouse area, 24’ clear height, and grade-level roll-up door plus exclusive reserved parking.
Where is this flex space located?
The property is located at 2710 Gateway Carlsbad, CA.
What is the asking price?
The asking price for this property is $2,995,000.
What are key features of this property?
This property features: Approximately 60% office area and 40% insulated warehouse; 24’ clear height in warehouse plus Big Ass Fan™; One (1) grade‑level roll‑up door
