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Property profile & analytics
OFF-MARKET
Estimated value
$14,100,000
Apartment buildings
900 Phillips St Vista, CA 92083-7151
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6954957
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1972
Total area
11,176 SF
Lot
0.65 ac (28,314 SF)
Zoning code
R-4:MULTIPLE RESIDENTIAL
APN
179-310-38-00
UPID
US09-6954957
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
-
Pine View Apartments Apartment Building Apartment Complex
-
Long Lovely Lashes Hair Salon Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$14.10M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$14.10M
Owner & transaction history
Orsett Pineview Apartments LLC · 1 yrs held
Orsett Pineview Apartments LLC
since 2024
Last sale
$14.1M
7 recorded transactions
Zoning & alternative use
R-4:MULTIPLE RESIDENTIAL · Vista, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$18.4M
+399.2%
Neighborhood: shopping center
$10.1M
+173.8%
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
$14,100,000
ML approach
$14,100,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$18,365,000
Change: +399% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$10,070,000
Change: +174% · Conversion: Difficult
Blend value · Realmo final
$14.10M
Range $12.69M – $15.51M · ±10% · vs last sale $14.10M (Aug 2 2024)
Last sale anchor
$14.10M
Aug 2 2024
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
$1,262 / 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
$22,484
Tax year 2024
Assessed value
$1,447,742
Assessed 2024
Previous assessed
$1,447,742
+0.0% YoY
Effective rate
1.55%
On assessed value
Assessed land
$384,090
Assessed improvement
$1,063,652
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
1972
Heating
NONE
Units
13
Bathrooms
16
Total area
11,176 SF
Lot
0.65 ac (28,314 SF)
Zoning code
R-4:MULTIPLE RESIDENTIAL
APN
179-310-38-00
UPID
US09-6954957
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.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$18.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$10.1M
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
1972
Heating
NONE
Units
13
Bathrooms
16
Lot
0.65 ac
Current owner
From public records · entity-resolved
Orsett Pineview Apartments LLC
Entity
Mailing address
5353 N 16TH ST STE #105, PHOENIX, AZ 85016-3282
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 2, 2024
$14,100,000
Orsett Pineview Apartments LLC
Corrie Lott
Grant Deed
$250,000 · Zb NA
Nov 18, 2020
—
Vincent Ivicevic
Vincent Ivicevic
Intrafamily Transfer
related
—
Oct 23, 2013
—
Vincent Ivicevic
Vincent Ivicevic
Intrafamily Transfer
related
$4,650,000 · Jpmorgan Chase Bank NA
Nov 3, 2000
$4,575,000
Ivicevic Trust
Hondle Ltd
Trustees Deed
$1,725,000 · Washington Mutual Fsb
Nov 3, 2000
—
Hondle Ltd
North County Apartments LLC
Trustees Deed
related
—
Sep 9, 1998
—
North County Apartments LLC
—
Deed Of Trust
related
$10,250,000 · Southtrust Bank National Assn
Apr 28, 1998
$10,200,000
North County Apartments LLC
Marla Schmitter Trustee
Grant Deed
$10,100,000 · Lumbermens Investment Corp
—
—
Ivicevic Trust
—
Deed Of Trust
related
$2,925,000 · 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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