New search
Property profile & analytics
OFF-MARKET
Estimated value
$575,000
Theaters & concert halls
2808 State St 22, Carlsbad, CA 92008-1630
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US09-9755169
Property profile
Verified
Property type
Theaters & concert halls
Use group
THEATER (MOVIE)
Year built
1976
Total area
8,355 SF
Lot
0.15 ac (6,698 SF)
Zoning code
COMMERCIAL
APN
203-181-05-00
UPID
US09-9755169
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
-
Platinum Loxx Hair Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$585k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$566k
Blend (final)
Blend
$575k
Owner & transaction history
2822 State Street LLC · 6 yrs held
2822 State Street LLC
since 2019
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Carlsbad, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$895,000
+174.8%
Restaurant
$515,000
+57.5%
Apartment house (5+ units)
$440,000
+35.5%
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
by Request
ML approach
$585,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$895,000
Change: +175% · Conversion: Difficult
RESTAURANT
$515,000
Change: +58% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$440,000
Change: +35% · Conversion: Difficult
WAREHOUSE, STORAGE
$395,000
Change: +21% · Conversion: Difficult
Blend value · Realmo final
$575k
Range $518k – $633k · ±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
$69 / 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
$41,780
Tax year 2024
Assessed value
$3,913,536
Assessed 2024
Previous assessed
$3,913,536
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$2,680,504
Assessed improvement
$1,233,032
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
Theaters & concert halls
Use group
THEATER (MOVIE)
Status
Off-Market
Year built
1976
Heating
NONE
Units
1
Total area
8,355 SF
Lot
0.15 ac (6,698 SF)
Zoning code
COMMERCIAL
APN
203-181-05-00
UPID
US09-9755169
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
MEDICAL BUILDING
Est. value
$895,000
RESTAURANT
Est. value
$515,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$440,000
WAREHOUSE, STORAGE
Est. value
$395,000
MEDICAL BUILDING
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
WAREHOUSE, STORAGE
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
1976
Heating
NONE
Units
1
Lot
0.15 ac
Current owner
From public records · entity-resolved
2822 State Street LLC
Entity
Mailing address
2808 STATE ST, CARLSBAD, CA 92008-1630
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 29, 2024
—
2822 State Street LLC
—
Deed
related
$5,000,000 · C3bank National Association
Aug 29, 2019
$3,650,000
2822 State Street LLC
Rpg 2822 State Street LLC
Grant Deed
$2,471,000 · Western Alliance Bank
Nov 16, 2017
$2,425,000
Rpg 2822 State Street LLC
Carlsbad Village Theatre LLC
Grant Deed
$3,205,000 · First National Bank Of Southern Ca
May 17, 2006
—
Carlsbad Village Threatre LLC
Dunham Family Trust
Quit Claim Deed
related
—
Oct 24, 1994
—
Marjorie A Etal Dunham
Dunham,marjorie A
Quit Claim Deed
related
—
Sep 7, 1993
$270,000
Marjorie A Dunham
Normandin,raymon
Trustees Deed
—
—
—
Dunham Trust
—
Deed Of Trust
related
$19,801 · Catherine Hawkins
—
—
Dunham Trust
—
Deed Of Trust
related
$19,559 · Deva Buggert
—
—
Dunham Trust
—
Deed Of Trust
related
$210,506 · Thomas & Judith Mcmahon
—
—
Dunham Trust
—
Deed Of Trust
related
$22,998 · Judith Mcmahon
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 2808 State St, Unit 22?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
