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Property profile & analytics
OFF-MARKET
Apartment buildings
230 Grapevine Rd Vista, CA 92083-4038
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9655514
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1985
Total area
60,200 SF
Lot
3.08 ac (134,164 SF)
Zoning code
R-4:MULTIPLE RESIDENTIAL
APN
166-070-31-00
UPID
US09-9655514
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
-
Waterleaf Apartment Complex Property Management Company
-
DJ and Karaoke Mobile for San Diego Events Nightclub Music Venue
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Vista Waterleaf Apartments LLC · 2 yrs held
Vista Waterleaf Apartments LLC
since 2023
Last sale
$97.6M
7 recorded transactions
Zoning & alternative use
R-4:MULTIPLE RESIDENTIAL · Vista, 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 Vista submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Vista 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$330,011
Tax year 2024
Assessed value
$26,950,000
Assessed 2024
Previous assessed
$26,950,000
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$11,520,000
Assessed improvement
$15,430,000
Applied tax rate
12.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1985
Heating
NONE
Units
72
Total area
60,200 SF
Lot
3.08 ac (134,164 SF)
Zoning code
R-4:MULTIPLE RESIDENTIAL
APN
166-070-31-00
UPID
US09-9655514
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-4:MULTIPLE RESIDENTIAL · Vista, CA
Zoning R-4:MULTIPLE RESIDENTIAL · permitted uses
R-4:MULTIPLE RESIDENTIAL · Vista, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Vista. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1985
Heating
NONE
Units
72
Lot
3.08 ac
Current owner
From public records · entity-resolved
Vista Waterleaf Apartments LLC
Entity
Mailing address
660 NEWPORT CTR DR STE #1300, NEWPORT BEACH, CA 92660-6492
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 28, 2023
$97,625,000
Vista Waterleaf Apartments LLC
Mg Waterleaf Apartments Shl LLC
Grant Deed
—
Nov 30, 2017
$117,500,000
Mg Waterleaf Apartments Shl Ll
Waterleaf Ll LLC
Trustees Deed
$76,375,000 · Cbre Multifamily Cap
Dec 21, 2012
—
Vif II Of Waterleaf LLC
—
Deed Of Trust
related
$48,000,000 · Prudential Insurance Co Americ
Nov 30, 2007
$69,000,000
Vif II Of Waterleaf LLC
Wr Vista LLC
Grant Deed
related
$48,000,000 · Massachusetts Mutual Life Ins
Jan 6, 1998
$24,450,000
F M I T Vista L L C B
—
Grant Deed
related
—
Jun 16, 1994
—
Emerald Vista Associates LP
—
Deed Of Trust
related
$16,500,000 · Lw-sp2 LP
Apr 20, 1989
—
Emerald Vista As
Trust Services
Quit Claim 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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