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Property profile & analytics
OFF-MARKET
Apartment buildings
920 Sycamore Ave Vista, CA 92081-7825
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9665833
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1990
Total area
9,999 SF
Lot
11.87 ac (517,057 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
217-212-15-00
UPID
US09-9665833
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
-
Sycamore Hills Village Apartments Real Estate Agency
-
IMMA Makeup Academy Cosmetic Store
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
Mr Sycamore LLC · 4 yrs held
Mr Sycamore LLC
since 2021
Last sale
$59.5M
7 recorded transactions
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · 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
$760,555
Tax year 2024
Assessed value
$61,742,538
Assessed 2024
Previous assessed
$61,742,538
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$24,969,600
Assessed improvement
$36,772,938
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
155
Total area
9,999 SF
Lot
11.87 ac (517,057 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
217-212-15-00
UPID
US09-9665833
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.
Building & site characteristics
From public records
Year built
1990
Heating
NONE
Units
155
Lot
11.87 ac
Current owner
From public records · entity-resolved
Mr Sycamore LLC
Entity
Mailing address
7676 ENGINEER RD, SAN DIEGO, CA 92111-1516
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 15, 2021
$59,500,000
Mr Sycamore LLC
G & R Milman LLC
Grant Deed
$40,000,000 · First Republic Bank
Oct 15, 2021
—
First Republic Bank
Mr Sycamore LLC
Assignment Of Lease (leasehold Sale)
$4,000,000 · Milman Living Trust
Sep 22, 2021
—
G & R Milman LLC
G & R Milman LLC
Correction Deed
related
—
Dec 31, 2019
—
G & R Milman LLC
Sycamore Hills LLC
Quit Claim Deed
—
Dec 22, 2006
—
Sycamore Hills LLC
Milman,anita D
Grant Deed
—
Jul 28, 2006
—
Gregory Milman
Jon-rae Trust
Grant Deed
related
—
Feb 16, 2006
$10,000,000
Jon-rae Trust
Milman Family Sycamore Hills
Grant Deed
—
Mar 22, 1993
$8,250,000
Milman Family Sycamore Hills
Union Bank
Grant Deed
$6,100,500 · Union Bank
Oct 2, 1992
$9,040,000
Union Bank
S & S Investors
Trustees Deed
related
—
Oct 2, 1992
$4,590,000
Union Bank
S & S Investors
Trustees Deed
related
—
—
—
S Investors
—
Deed Of Trust
related
$1,500,000 · Union Bank
—
—
Milman Family Sycamore Hills P
—
Deed Of Trust
related
$4,000,000 · Jon-rae Marital Trust
—
—
Milman Family Sycamore Hills
—
Deed Of Trust
related
$1,500,000 · Employers Life Insurance Co
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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