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Property profile & analytics
OFF-MARKET
Estimated value
$16,610,000
Assisted living facilities
3140 El Camino Real Carlsbad, CA 92008-2108
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9784076
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1999
Total area
88,561 SF
Lot
4.82 ac (209,959 SF)
Zoning code
COMMERCIAL
APN
167-090-72-00
UPID
US09-9784076
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
-
Nicole Hartlerode Physician
-
Andrea Hamilton Physician
-
Jennifer Price Physician
-
Lily Guerrero Physician
-
Jennifer Linley Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$15.50M
Blend (final)
Blend
$16.61M
Owner & transaction history
Northshore Healthcare Holdings LLC · 5 yrs held
Northshore Healthcare Holdings LLC
since 2021
Last sale
$16.7M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Carlsbad, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$17,460,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$27,010,000
Current use
Blend value · Realmo final
$16.61M
Range $14.95M – $18.27M · ±10% · vs last sale $16.74M (Mar 2 2021)
Last sale anchor
$16.74M
Mar 2 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
$188 / 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
$217,044
Tax year 2024
Assessed value
$20,311,520
Assessed 2024
Previous assessed
$20,311,520
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$7,152,541
Assessed improvement
$13,158,979
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1999
Heating
NONE
Units
159
Total area
88,561 SF
Lot
4.82 ac (209,959 SF)
Zoning code
COMMERCIAL
APN
167-090-72-00
UPID
US09-9784076
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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$27.0M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
1999
Heating
NONE
Units
159
Lot
4.82 ac
Current owner
From public records · entity-resolved
Northshore Healthcare Holdings LLC
Entity
Mailing address
905 CALLE AMANECER STE #300, SAN CLEMENTE, CA 92673-6277
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 2, 2021
$16,740,000
Northshore Healthcare Holdings LLC
S H Forty Nine Propco California Pa
Grant Deed
—
Jun 7, 2018
—
S H Forty Nine Propco Califorina Pa
—
Deed
related
$242,700 · Capital One National Association
Jan 26, 2017
—
S-h Forty-nine Propco-californ
—
Deed
related
$242,100 · Hcp Life Science Reit INC
Aug 21, 2014
—
S-h Forty-nine Propco-californ
Hcp Aurl California A Pack LLC
Quit Claim Deed
—
Jan 18, 2005
—
Retirement Aurl Ca A Pack Cnl
—
Deed Of Trust
related
$100,000,000 · Hsh Nordbank Ag
Nov 16, 2004
$14,129,500
Retirement Aurl Ca A Pack Cnl
Aureus Acquisition I LLC
Grant Deed
—
Mar 30, 1999
$19,779,900
Aureus,acquisition I LLC
Marriott Senior Living Se,
Grant Deed
—
—
—
S-h Forty-nine Propco-californ
—
Deed Of Trust
related
$242,100 · Hcp Life Science Reit INC
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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