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Property profile & analytics
OFF-MARKET
Estimated value
$32,475,000
Office buildings
3580 Carmel Mtn Rd San Diego, CA 92130-6766
Entity Owned
8-yr Hold
Free & Clear
Property ID
US09-7053751
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2008
Total area
98,954 SF
Lot
1.54 ac (67,082 SF)
Zoning code
COMMERCIAL
APN
310-040-30-00
UPID
US09-7053751
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
-
Synopsys Inc (Bike/Boat/Book/etc) Store Corporate Office
-
Mintz Law Firm
-
Nidaa Kalasho Financial Advisor
-
Mario Woizeschke Financial Advisor
-
Gateway at Torrey Hills Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$31.06M
Comparable Approach
Comparable
$38.31M
Blend (final)
Blend
$32.48M
Owner & transaction history
Gateway Torrey Hills LLC · 8 yrs held
Gateway Torrey Hills LLC
since 2018
4 recorded transactions
Zoning & alternative use
COMMERCIAL · San Diego, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$47.6M
+14.0%
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 San Diego submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Diego 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
by Request
CAP Approach
CAP Return
Estimation
6%
$33,645,000
6.5%
$31,055,000
7%
$28,840,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$41,760,000
Current use
RETAIL STORES
$47,595,000
Change: +14% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$39,770,000
Change: -5% · Conversion: Difficult
AUTO REPAIR, GARAGE
$38,135,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$32.48M
Range $29.23M – $35.72M · ±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
$328 / 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
$536,541
Tax year 2024
Assessed value
$50,198,355
Assessed 2024
Previous assessed
$50,198,355
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$11,155,189
Assessed improvement
$39,043,166
Applied tax rate
8.0000
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 buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
2008
Heating
NONE
Units
1
Total area
98,954 SF
Lot
1.54 ac (67,082 SF)
Zoning code
COMMERCIAL
APN
310-040-30-00
UPID
US09-7053751
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · San Diego, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · San Diego, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Diego. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$41.8M
RETAIL STORES
Est. value
$47.6M
INDUSTRIAL (GENERAL)
Est. value
$39.8M
AUTO REPAIR, GARAGE
Est. value
$38.1M
OFFICE BUILDING Current
RETAIL STORES
INDUSTRIAL (GENERAL)
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
2008
Heating
NONE
Units
1
Lot
1.54 ac
Current owner
From public records · entity-resolved
Gateway Torrey Hills LLC
Entity
Free & Clear · 8 yrs held
Mailing address
PO BOX 2450, NEWPORT BEACH, CA 92658-8972
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 8, 2018
—
Gateway Torrey Hills LLC
—
Grant Deed
related
$75,000,000 · Miscellaneous Ins Co
Jan 25, 2018
$105,000,000
Gateway Torrey Hills LLC
Prii Gateway Torrey Hills Ca L
Grant Deed
—
Jun 29, 2006
—
Torrey Hills Office Ptrs
Cognac Torrey Hills LLC
Quit Claim Deed
related
$83,500,000 · Pacific Life Insurance Co
Jan 18, 2006
—
Cognac Torrey Hills LLC
Prentiss Props Acquisition Ptr
Grant Deed
related
—
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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