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Property profile & analytics
OFF-MARKET
Estimated value
$14,965,000
Apartment buildings
845 Newport Ter Vista, CA 92084-4500
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9678290
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1990
Total area
40,439 SF
Lot
3.04 ac (132,422 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
175-361-31-00
UPID
US09-9678290
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
-
Newport Gardens Apartment Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.07M
CAP Approach
CAP
$10.34M
Comparable Approach
Comparable
$15.45M
Blend (final)
Blend
$14.97M
Owner & transaction history
Barclay South LLC · 4 yrs held
Barclay South LLC
since 2021
Last sale
$15.1M
7 recorded transactions
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · Vista, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$19.2M
+66.3%
Auto repair, garage
$15.4M
+33.8%
Retail stores
$13.0M
+13.0%
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 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
Method
Estimation
Statistic approach
$14,260,000
ML approach
$9,070,000
CAP Approach
CAP Return
Estimation
6%
$11,200,000
6.5%
$10,335,000
7%
$9,600,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$11,540,000
Current use
MEDICAL BUILDING
$19,190,000
Change: +66% · Conversion: Moderate
AUTO REPAIR, GARAGE
$15,440,000
Change: +34% · Conversion: Difficult
RETAIL STORES
$13,040,000
Change: +13% · Conversion: Difficult
WAREHOUSE, STORAGE
$11,460,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$14.97M
Range $13.47M – $16.46M · ±10% · vs last sale $15.08M (Oct 27 2021)
Last sale anchor
$15.08M
Oct 27 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
$370 / 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
$193,055
Tax year 2024
Assessed value
$15,637,212
Assessed 2024
Previous assessed
$15,637,212
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$6,242,400
Assessed improvement
$9,394,812
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
1990
Heating
NONE
Units
45
Total area
40,439 SF
Lot
3.04 ac (132,422 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
175-361-31-00
UPID
US09-9678290
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · Vista, CA
Zoning R-3:RESTRICTED MULTIPLE · permitted uses
R-3:RESTRICTED MULTIPLE · 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.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$11.5M
MEDICAL BUILDING
Est. value
$19.2M
AUTO REPAIR, GARAGE
Est. value
$15.4M
RETAIL STORES
Est. value
$13.0M
WAREHOUSE, STORAGE
Est. value
$11.5M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
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
1990
Heating
NONE
Units
45
Lot
3.04 ac
Current owner
From public records · entity-resolved
Barclay South LLC
Entity
Mailing address
3420 GAGE PL, SAN DIEGO, CA 92106-3231
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 27, 2021
$15,075,000
Barclay South LLC
Carv Properties LLC
Grant Deed
$25,000 · Jpmorgan Chase Bank NA
Nov 18, 2019
—
Carv Properties LLC
—
Trustees Deed
related
$6,650,000 · First Republic Bk
Aug 19, 2015
$7,550,000
Carv Properties LLC
Tesoro Del Sol I LLC
Grant Deed
$4,530,000 · First Republic Bank
May 17, 2012
$5,900,000
Tesoro Del Sol I LLC
Helen C Provine
Grant Deed
$4,277,500 · Jpmorgan Chase Bank NA
Oct 19, 2010
—
Gabel Kathleen M Trust
Gabel,robert G
Quit Claim Deed
related
—
Dec 7, 2005
—
Gabel Kathleen M Trust
Gabel Kathleen M Trust
Quit Claim Deed
related
—
Jun 20, 2005
—
Daniel C Connolly
Connolly,daniel C
Quit Claim Deed
related
—
Jan 18, 2005
—
Newman-foster Trust Agreement
Newman-foster Trust Agreement
Quit Claim Deed
related
—
Oct 19, 2004
$6,150,000
Provine H C Trust Agreement
Newport Terrace Partners
Grant Deed
$3,275,000 · Washington Mutual Fsb
—
—
Provine H C Trust Agreement
—
Deed Of Trust
related
$3,375,000 · Washington Mutual Fsb
—
—
Terrace Partners Newport
—
Deed Of Trust
related
$1,900,000 · Washington Mutual Fsb
—
—
Terrace Partners Newport
—
Deed Of Trust
related
$2,350,000 · Washington Mutual Fsb
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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