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Property profile & analytics
OFF-MARKET
Estimated value
$1,445,000
Assisted living facilities
4380 Highland Dr Carlsbad, CA 92008-4225
Entity Owned
5-yr Hold
Property ID
US09-9775660
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1970
Total area
4,015 SF
Lot
1.1 ac (47,916 SF)
Zoning code
R-1:SINGLE FAM-RES
APN
206-192-15-00
UPID
US09-9775660
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
-
The Gardens Carlsbad Geriatric Care Provider Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.58M
Blend (final)
Blend
$1.45M
Owner & transaction history
Gardens Nursing Facility LLC · 5 yrs held
Gardens Nursing Facility LLC
since 2020
7 recorded transactions
Zoning & alternative use
R-1:SINGLE FAM-RES · Carlsbad, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$2.3M
+91.3%
Medical building
$1.9M
+55.6%
Office building
$1.7M
+40.5%
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
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)
$1,225,000
Current use
RETAIL STORES
$2,340,000
Change: +91% · Conversion: Difficult
MEDICAL BUILDING
$1,905,000
Change: +56% · Conversion: Difficult
OFFICE BUILDING
$1,720,000
Change: +40% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,535,000
Change: +25% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,140,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$1.45M
Range $1.30M – $1.59M · ±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
$360 / 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
$26,063
Tax year 2024
Assessed value
$2,411,607
Assessed 2024
Previous assessed
$2,411,607
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$1,473,762
Assessed improvement
$937,845
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
1970
Heating
NONE
Units
1
Bathrooms
4
Total area
4,015 SF
Lot
1.1 ac (47,916 SF)
Zoning code
R-1:SINGLE FAM-RES
APN
206-192-15-00
UPID
US09-9775660
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-1:SINGLE FAM-RES · Carlsbad, CA
Zoning R-1:SINGLE FAM-RES · permitted uses
R-1:SINGLE FAM-RES · 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
$1.2M
RETAIL STORES
Est. value
$2.3M
MEDICAL BUILDING
Est. value
$1.9M
OFFICE BUILDING
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$1.5M
WAREHOUSE, STORAGE
Est. value
$1.1M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
RETAIL STORES
MEDICAL BUILDING
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1970
Heating
NONE
Units
1
Bathrooms
4
Lot
1.1 ac
Current owner
From public records · entity-resolved
Gardens Nursing Facility LLC
Entity
Mailing address
4380 HIGHLAND DR, CARLSBAD, CA 92008-4225
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
21 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 2, 2021
—
David L Cooper
—
Deed
related
$191,443 · Continental Christian Center
Oct 2, 2020
—
Gardens Nursing Facility LLC
David L Cooper
Quit Claim Deed
—
Oct 8, 2019
—
David L Cooper
Gardens Nursing Facility LLC
Quit Claim Deed
—
Apr 2, 2007
—
Gardens Nursing Facility LLC
Specht,edward J
Grant Deed
$1,430,000 · First Republic Bank
Apr 21, 2006
—
Gardens Nursing Facility LLC
Specht,edward J
Grant Deed
—
Feb 23, 2005
—
Specht Family Trust
Specht,edward J
Quit Claim Deed
related
—
Feb 28, 2001
—
Edward John Specht
Specht,edward John Etal
Quit Claim Deed
related
—
Oct 26, 1998
—
Edward John Etal Specht
Specht,edward John
Quit Claim Deed
related
—
Apr 17, 1997
—
Edward John Specht
Specht,edward John Etal
Quit Claim Deed
related
—
Apr 29, 1996
—
Edward John Etal Specht
Specht,edward John Etal
Quit Claim Deed
related
—
—
—
Edward J Specht
—
Deed Of Trust
related
$75,000 · Olmstead Trust
—
—
Specht Trust
—
Deed Of Trust
related
$150,000 · Olmsted Trust
—
—
Edward J Specht
—
Deed Of Trust
related
$59,444 · Continental Christian Center
—
—
E Specht
—
Deed Of Trust
related
$430,000 · Douglas Trust
—
—
Edward J Specht
—
Deed Of Trust
related
$44,000 · Scott Trust
—
—
Edward J Specht
—
Deed Of Trust
related
$270,000 · Douglas Trust
—
—
Edward J Specht
—
Deed Of Trust
related
$30,000 · Walwick Trust
—
—
Edward J Specht
—
Deed Of Trust
related
$75,000 · Individual
—
—
Edward J Specht
—
Deed Of Trust
related
$1,400,000 · Don F King
—
—
Edward J Kathleen
—
Deed Of Trust
related
$60,000 · Continental Christian Center
—
—
Edward J Specht
—
Deed Of Trust
related
$588,000 · Marina Mortgage
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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