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Property profile & analytics
OFF-MARKET
Estimated value
$2,080,000
Office Spaces
1281 Carlsbad Vlg Dr Carlsbad, CA 92008-1950
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-6986096
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
2007
Total area
2,389 SF
Lot
2.22 ac (96,770 SF)
Zoning code
COMMERCIAL
APN
156-190-70-10
UPID
US09-6986096
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
-
Packard Dental Dental Office
-
Dr. Matthew S. Packard, DDS Dental Office
-
MedCare Specialty Clinics Medical Clinic
-
OsteoArthris Centers of America Medical Clinic Physician
-
Kroll Kenneth M MD Physician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.00M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.35M
Blend (final)
Blend
$2.08M
Owner & transaction history
Packard Dental Partnership · 4 yrs held
Packard Dental Partnership
since 2021
Last sale
$2.5M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Carlsbad, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.2M
+110.3%
Retail stores
$1.4M
+36.2%
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 Carlsbad submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Carlsbad 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
$2,050,000
ML approach
$1,995,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$2,150,000
Change: +110% · Conversion: Difficult
RETAIL STORES
$1,395,000
Change: +36% · Conversion: Moderate
Blend value · Realmo final
$2.08M
Range $1.87M – $2.29M · ±10% · vs last sale $2.50M (Aug 26 2021)
Last sale anchor
$2.50M
Aug 26 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
$871 / 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
$14,010
Tax year 2024
Assessed value
$1,300,500
Assessed 2024
Previous assessed
$1,300,500
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$520,200
Assessed improvement
$780,300
Applied tax rate
9.0000
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
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
2007
Heating
NONE
Units
1
Total area
2,389 SF
Lot
2.22 ac (96,770 SF)
Zoning code
COMMERCIAL
APN
156-190-70-10
UPID
US09-6986096
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Carlsbad, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · Carlsbad, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Carlsbad. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.2M
RETAIL STORES
Est. value
$1.4M
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
2007
Heating
NONE
Units
1
Lot
2.22 ac
Current owner
From public records · entity-resolved
Packard Dental Partnership
Entity
Mailing address
1281 CARLSBAD VLG DR, CARLSBAD, CA 92008-1950
Mailing matches property
Yes
Owner-occupied
Yes
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
Aug 26, 2021
—
Packard Dental Partnership
1281 Cvd LLC
Lease
$474,000 · So Cal Cdc
Aug 26, 2021
$2,500,000
1281 Cvd LLC
725 Grand LLC
Grant Deed
$1,250,000 · First Citizens Bank & Trust Co
Mar 10, 2016
—
725 Grand LLC
Aurora Brown Exchange LLC
Grant Deed
$1,665,800 · Wells Fargo Bank NA
Apr 23, 2015
$1,720,000
Aurora Brown Exchange LLC
Carlsbad Medical Village LP
Grant Deed
$2,070,000 · Smith Charles & M 2013 Tr (pt)
Jan 17, 2008
$2,280,000
Chin-zong Tsai
Carlsbad Medical Village
Grant Deed
$1,300,000 · First Commercial Bank (usa)
Dec 15, 2006
—
Carlsbad Medical Village
—
Trustees Deed
related
$7,000,000 · Pacific Western Bank
Jun 10, 2005
$1,735,000
Carlsbad Medical Village
St Michel Resort LLC
Grant Deed
$2,429,000 · First National 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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