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Property profile & analytics
OFF-MARKET
Estimated value
$1,700,000
Office Spaces
3152 Lionshead Ave Carlsbad, CA 92010-4701
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9764579
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
2007
Total area
5,236 SF
Lot
5.31 ac (231,310 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
221-880-17-01
UPID
US09-9764579
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
-
William N Hofman Co Civil Engineer
-
Tragara Pharmaceuticals Inc Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.31M
CAP Approach
CAP
$1.85M
Comparable Approach
Comparable
$2.23M
Blend (final)
Blend
$1.70M
Owner & transaction history
Lemoore Mag LLC · 5 yrs held
Lemoore Mag LLC
since 2021
Last sale
$1.7M
5 recorded transactions
Zoning & alternative use
INDUSTRIAL (M ZONE) · Carlsbad, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$2.8M
+23.5%
Medical building
$2.5M
+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
$1,395,000
ML approach
$1,305,000
CAP Approach
CAP Return
Estimation
6%
$2,005,000
6.5%
$1,850,000
7%
$1,720,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,245,000
Current use
APARTMENT HOUSE (5+ UNITS)
$2,770,000
Change: +24% · Conversion: Easy
MEDICAL BUILDING
$2,485,000
Change: +11% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,000,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$1.70M
Range $1.53M – $1.87M · ±10% · vs last sale $1.70M (Apr 28 2021)
Last sale anchor
$1.70M
Apr 28 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
$325 / 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
$21,599
Tax year 2024
Assessed value
$1,804,053
Assessed 2024
Previous assessed
$1,804,053
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$583,664
Assessed improvement
$1,220,389
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
5,236 SF
Lot
5.31 ac (231,310 SF)
Zoning code
INDUSTRIAL (M ZONE)
APN
221-880-17-01
UPID
US09-9764579
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
$2.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.8M
MEDICAL BUILDING
Est. value
$2.5M
AUTO REPAIR, GARAGE
Est. value
$2.0M
OFFICE BUILDING Current
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
5.31 ac
Current owner
From public records · entity-resolved
Lemoore Mag LLC
Entity
Free & Clear · 5 yrs held
Mailing address
751 BANGOR ST, SAN DIEGO, CA 92106-2903
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 28, 2021
$1,700,000
Lemoore Mag LLC
Carlsbad Lionshead I LLC
Grant Deed
—
Dec 16, 2016
$1,600,000
Carlsbad Lionshead I LLC
3152 Lionshead Avenue LLC
Grant Deed
$880,000 · First Republic Bank
Oct 14, 2015
—
3152 Lionshead Avenue LLC
William N Hofman
Grant Deed
$1,265,000 · Western Alliance Bank
Nov 9, 2007
—
Hofman W & E Family 1993
Ow Commercial INC
Grant Deed
$843,013 · Bank Of America
—
—
Hofman W & E Family 1993 Trust
—
Deed Of Trust
related
$694,000 · Cdc Small Business Finance Co
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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