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Property profile & analytics
OFF-MARKET
Estimated value
$11,625,000
Manufacturing properties
2281 Las Palmas Dr Carlsbad, CA 92011-1527
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9741536
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1982
Total area
41,286 SF
Lot
3.08 ac (134,164 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
213-050-29-00
UPID
US09-9741536
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
-
Form Factor Business Administration Service
-
Electro Surface Technologies Medical Supply Store
-
Micro Probe Inc Department Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.76M
CAP Approach
CAP
$7.88M
Comparable Approach
Comparable
$11.31M
Blend (final)
Blend
$11.63M
Owner & transaction history
Park Center Industrial Ilp LLC · 4 yrs held
Park Center Industrial Ilp LLC
since 2022
Last sale
$13.0M
7 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · Carlsbad, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$17.7M
+97.6%
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
$12,050,000
ML approach
$8,755,000
CAP Approach
CAP Return
Estimation
6%
$8,535,000
6.5%
$7,875,000
7%
$7,315,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$8,955,000
Current use
OFFICE BUILDING
$17,690,000
Change: +98% · Conversion: Difficult
Blend value · Realmo final
$11.63M
Range $10.46M – $12.79M · ±10% · vs last sale $13.00M (Apr 1 2022)
Last sale anchor
$13.00M
Apr 1 2022
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
$282 / 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
$144,870
Tax year 2024
Assessed value
$13,525,200
Assessed 2024
Previous assessed
$13,525,200
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$5,722,200
Assessed improvement
$7,803,000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1982
Heating
NONE
Units
1
Total area
41,286 SF
Lot
3.08 ac (134,164 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
213-050-29-00
UPID
US09-9741536
Jurisdiction
SAN DIEGO
Zoning & alternative use
INDUSTRIAL (M ZONE) · Carlsbad, CA
Zoning INDUSTRIAL (M ZONE) · permitted uses
INDUSTRIAL (M ZONE) · 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
INDUSTRIAL (GENERAL) Current
Est. value
$9.0M
OFFICE BUILDING
Est. value
$17.7M
INDUSTRIAL (GENERAL) Current
OFFICE 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
1982
Heating
NONE
Units
1
Lot
3.08 ac
Current owner
From public records · entity-resolved
Park Center Industrial Ilp LLC
Entity
Mailing address
600 B ST STE #2210, SAN DIEGO, CA 92101-4532
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 1, 2022
$13,000,000
Park Center Industrial Ilp LLC
Bre 2281 Las Palmas Owner LLC
Grant Deed
—
Feb 19, 2019
—
Bre 2281 Las Palmas Owner LLC
—
Deed
related
—
Sep 27, 2018
$8,853,000
Bre 2281 Las Palmas Owner LLC
Sr29 & Sr30 Exchange LLC
Grant Deed
—
Apr 3, 2017
—
Sr29 & 30 Exchange LLC
—
Deed
related
$3,600,000 · Miscellaneous Ins Co
Dec 4, 2015
$4,956,000
Sr29 & Sr30 Exchange LLC
2281 Las Palmas Drive LLC
Grant Deed
$3,432,000 · City National Bank
Jun 20, 2001
$3,321,500
Las Palmas Dr LLC
Micro-probe Properties LLC
Grant Deed
$2,823,750 · Union Bank Of California
Apr 17, 1996
$2,500,000
Micro-probe Properties LLC
Elliott,michael & Laura
Trustees Deed
$1,503,000 · Bank Of Commerce
Jul 28, 1992
$2,190,500
Michael Elliott
Tecon Corp
Grant Deed
$1,154,960 · Union Bank
—
—
Michael Elliott
—
Deed Of Trust
related
$723,000 · Cdc Small Business Finance Co
—
—
Sr29 & 30 Exchange LLC
—
Deed Of Trust
related
$3,600,000 · Miscellaneous Ins Co
—
—
Micro-phobe Properties
—
Deed Of Trust
related
$1,000,000 · Cdc Small Business Finance Co
—
—
Micro-probe Properties LLC
—
Deed Of Trust
related
$971,000 · Bank Of Commerce
—
—
Micro-pobe Properties LLC
—
Deed Of Trust
related
$1,437,061 · North County 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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