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Property profile & analytics
OFF-MARKET
Estimated value
$59,880,000
Grocery and convenience stores
7720 El Camino Real 70 Carlsbad, CA 92009-8508
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9765113
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1982
Total area
91,431 SF
Lot
8.69 ac (378,536 SF)
Zoning code
COMMERCIAL
APN
216-124-16-00
UPID
US09-9765113
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
-
Garrett Electric Electrical Service General Contractor
-
Kerri's Skin Care and Waxing Hair Salon Nail Salon
-
Beacon Optometry Physician
-
A Line Boutique Clothing & Fashion Store
-
Easy Fix Garage Door Repairs Services Building Supply General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$64.25M
Blend (final)
Blend
$59.88M
Owner & transaction history
Ap Beacon Carlsbad LP · 5 yrs held
Ap Beacon Carlsbad LP
since 2021
Last sale
$57.6M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Carlsbad, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$82.4M
+62.6%
Restaurant
$60.0M
+18.3%
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
$60,075,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$50,675,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$82,375,000
Change: +63% · Conversion: Moderate
RESTAURANT
$59,950,000
Change: +18% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$48,390,000
Change: -5% · Conversion: Difficult
MEDICAL BUILDING
$43,390,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$59.88M
Range $53.89M – $65.87M · ±10% · vs last sale $57.60M (Mar 15 2021)
Last sale anchor
$57.60M
Mar 15 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
$655 / 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
$569,508
Tax year 2024
Assessed value
$48,329,506
Assessed 2024
Previous assessed
$48,329,506
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$20,371,838
Assessed improvement
$27,957,668
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1982
Heating
NONE
Units
1
Total area
91,431 SF
Lot
8.69 ac (378,536 SF)
Zoning code
COMMERCIAL
APN
216-124-16-00
UPID
US09-9765113
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Carlsbad, CAZoning COMMERCIAL · permitted uses
COMMERCIAL · Carlsbad, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$50.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$82.4M
RESTAURANT
Est. value
$60.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$48.4M
MEDICAL BUILDING
Est. value
$43.4M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
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
1982
Heating
NONE
Units
1
Lot
8.69 ac
Current owner
From public records · entity-resolved
Ap Beacon Carlsbad LP
Entity
Mailing address
1616 CAMDEN RD #210, CHARLOTTE, NC 28203-4925
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 18, 2023
—
Loancore Capital Credit Reit LLC
—
Deed
related
$63,500,000 · Loancore Cre Seller LLC
Mar 15, 2021
—
Ap Beacon Carlsbad LP
Olivenhain Municipal Water District
Intrafamily Transfer
related
—
Aug 12, 2019
$57,600,000
Ap Beacon Carlsbad LP
Ag-cp La Costa Owner LP
Grant Deed
—
Jan 2, 2018
—
Ag-cp La Costa Owner LP
—
Deed
related
$43,300,000 · Loancore Capital Fndg Corp LLC
Oct 14, 2014
$31,600,000
Ag-cp La Costa Owner LP
Excel Giv La Costa Owner LLC
Grant Deed
$32,728,000 · Cornerstone High Yield Venture
Apr 13, 2006
—
La Costa Tower LLC
Azure Investors LLC
Grant Deed
—
Apr 22, 1999
$11,130,000
Azure Investors LLC
Hpba III Carlsbad Associates
Grant Deed
—
Sep 23, 1994
$6,200,000
Variable Annuity Life Ins Co
Plaza
Trustees Deed
—
Jun 30, 1994
$6,200,000
Variable Annuity Life Ins Co
Plaza De La Cost
Trustees Deed
—
Mar 8, 1989
$700,000
De La Cost Plaza
Board Admn City
Grant Deed
$11,250,000 · Variable Annuity Life Ins Co
—
—
Ag-cp La Costa Owner LP
—
Deed Of Trust
related
$43,300,000 · Loancore Capital Fndg Corp LLC
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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