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Property profile & analytics
OFF-MARKET
Estimated value
$2,995,000
Office Spaces
2792 Gtwy Rd Carlsbad, CA 92009-1749
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-9424159
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
2007
Total area
8,208 SF
Lot
0.23 ac (10,159 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
213-300-10-00
UPID
US09-9424159
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
-
Carlos Mauricio, Realtor Real Estate Agency
-
Suzann Proffitt, REALTOR ® Real Estate Agency
-
Go-Lo Golf Scooters (Bike/Boat/Book/etc) Store Motorcycle Shop
-
Melissa Sharkey, Professional Realty Services Real Estate Agency
-
Ginger Proffitt and Associates Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.09M
CAP Approach
CAP
$2.90M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.00M
Owner & transaction history
Jason R Labrum · 3 yrs held
Jason R Labrum
since 2022
Last sale
$3.3M
7 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · Carlsbad, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$4.6M
+29.4%
Apartment house (5+ units)
$4.3M
+23.5%
Medical building
$3.9M
+10.8%
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
$2,085,000
ML approach
$2,090,000
CAP Approach
CAP Return
Estimation
6%
$3,140,000
6.5%
$2,900,000
7%
$2,695,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,515,000
Current use
RETAIL STORES
$4,550,000
Change: +29% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$4,345,000
Change: +24% · Conversion: Easy
MEDICAL BUILDING
$3,895,000
Change: +11% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,135,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$3.00M
Range $2.70M – $3.29M · ±10% · vs last sale $3.25M (Oct 24 2022)
Last sale anchor
$3.25M
Oct 24 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
$365 / 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
$52,784
Tax year 2024
Assessed value
$3,315,714
Assessed 2024
Previous assessed
$3,315,714
+0.0% YoY
Effective rate
1.59%
On assessed value
Assessed land
$2,040,000
Assessed improvement
$1,275,714
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
8,208 SF
Lot
0.23 ac (10,159 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
213-300-10-00
UPID
US09-9424159
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
OFFICE BUILDING Current
Est. value
$3.5M
RETAIL STORES
Est. value
$4.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.3M
MEDICAL BUILDING
Est. value
$3.9M
AUTO REPAIR, GARAGE
Est. value
$3.1M
OFFICE BUILDING Current
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
0.23 ac
Current owner
From public records · entity-resolved
Jason R Labrum
Individual
Mailing address
PO BOX 2570, RANCHO SANTA FE, CA 92067-2570
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 24, 2022
$3,251,000
Jason R Labrum
2792 Gateway LLC
Grant Deed
$2,061,307 · First Citizens Bank & Trust Co
Oct 9, 2020
—
2792 Gateway LLC
—
Deed
related
$200,000 · Endeavor Bk
Aug 10, 2017
—
2792 Gateway LLC
—
Trustees Deed
related
$1,450,000 · First Citizens Bk
Nov 21, 2007
—
2792 Gateway LLC
—
Trustees Deed
related
$550,000 · Bank Of America
Aug 8, 2007
$2,052,000
2792 Gateway LLC
Bressi Spectrum LLC
Grant Deed
$1,500,000 · Bank Of America
—
—
2792 Gateway LLC
—
Deed Of Trust
related
$276,000 · Silverado Investments INC
—
—
2792 Gateway LLC
—
Deed Of Trust
related
$1,375,000 · Endeavor Bk
—
—
2792 Gateway LLC
—
Deed Of Trust
related
$200,000 · Endeavor Bk
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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