230 Main St · Vista, CA 92084

$11,250

None bd · None ba · — sqft · MultiFamily

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.0/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Heart of Historic Vista Village, Nightlife, Numerous Annual events, Large floor plan, Parking in front, large public parking  lot directly across. Rentable space: 4500 SqftTerms: $2.50 sq ft + NNN apox $ 0.13 sq ft (property tax only) can change annually  Min 5 years lease with 1 or 2 options to renew (terms TBD), Deposit equal to month and a half rent.   Personal guarantee. Tenant to carry 1 million dollar insurance policy, pay all utilities. Any build out plans must be approved by Landlord prior to submitting to/or pulling permits from the City of Vista. Call or text Listing Agent for appt to show, Listing Agent needs to be on property during preview. Mary Reynolds-Rojas, H

🏷️ Possibly a rental listed for sale. The $11,250 price doesn't fit this home's estimated sale value and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a multifamily listed at $11k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $11k).
• Cap rate 236.8% vs local median 2.4% in Vista — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 60/100 on livability (#584 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A-; Watch: schools F, amenities F, cost of living F.
• Vista Unified (suburban): math 32% / reading 59% proficiency, ranked #175 of 517 in CA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.6%/yr); 131 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• This rent runs 34% of the median local income ($99k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $78 of loan paydown is wiped out by about $338 of value loss. Plan a longer hold.
• San Diego County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $11,250

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 25.19% ✓
• Cap rate: 236.79%
• Cash-on-cash: 823.22%
• DSCR: 37.63
• GRM: 0.3

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
327-31 E Orange St	0.17mi	5/4.0	—	10mo	$1,050,000	—	71
627-629 N Citrus Ave	0.36mi	4/2.0	1,808	2mo	$869,000	$481	69
221-23 Ardys Pl	0.35mi	6/4.0	1,936	2mo	$852,000	$440	69
702-704 E Vista Way	0.43mi	5/4.0	—	3mo	$1,075,000	—	65
631-633 Hillside Ter	0.45mi	8/3.5	2,382	3mo	$1,200,000	$504	64
785 Lemon Ave Unit 1-4	0.49mi	9/5.0	3,654	1mo	$2,225,000	$609	64
785 Lemon Ave	0.49mi	9/5.0	3,654	1mo	$2,225,000	$609	64
117-19 Plymouth Dr	0.44mi	4/2.0	1,380	15mo	$875,000	$634	55
714 Franklin Ln	0.51mi	—/—	20,252	11mo	$5,000,000	$247	54
764 Eucalyptus Ave	0.63mi	6/6.0	3,712	13mo	$1,575,000	$424	47
475-477 E Indian Rock Rd	0.73mi	4/2.0	1,704	11mo	$910,000	$534	44
850 Eucalyptus Ave	0.73mi	8/7.0	—	14mo	$1,330,000	—	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.59% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 42.87×
• Total profit: $131,886
• Equity at exit: $1,677

10-year hold

• IRR: —
• Equity multiple: 88.75×
• Total profit: $276,426
• Equity at exit: $973

Cash invested: $3,150 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 92084

• Rents YoY: 1.6%
• Active inventory: 131
• Price-to-rent: 0.3×

Monthly cashflow live

• Estimated rent: $2,834 high
• Mortgage (P&I): −$59
• Tax est. 1.5%: −$14 /mo · $169/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $2,161

Break-even live

Break-even rent $98

Max offer price $11,250

Occupancy floor 19%

Sensitivity live

Price	-10% $2,169	-5% $2,165	+0% $2,161	+5% $2,157	+10% $2,153
Rent	-10% $1,937	-5% $2,049	+0% $2,161	+5% $2,273	+10% $2,385
Rate	-1.0pp $2,167	-0.5pp $2,164	base $2,161	+0.5pp $2,158	+1.0pp $2,155

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $2,812
• Closing costs: $338
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Main St Vista, CA	2.0	1.0–2.5	1288	$4,166	$3.23	2d	13	0.08mi
226 N Citrus Ave Unit A Vista, CA	3.0	2.0	1000	$3,500	$3.50	24d	1	0.10mi
318 Washington St Unit 318 Vista, CA	1.0	1.0	700	$2,095	$2.99	15d	1	0.13mi
322 Hillside Ter Vista, CA	2.0	2.0	—	$2,350	—	24d	1	0.22mi
210 Goetting Way Vista, CA	2.0	1.0	800	$2,800	$3.50	24d	1	0.26mi
210 Goetting Way Vista, CA	2.0	1.0	800	$2,690	$3.36	15d	1	0.26mi
523 N Citrus Ave Vista, CA	3.0	2.0	—	$3,545	—	2d	1	0.27mi
523 N Citrus Ave Unit 523 (Main House) Vista, CA	3.0	2.0	—	$3,545	—	24d	1	0.27mi
528 N Citrus Ave Vista, CA	1.0	1.0	400	$1,550	$3.88	24d	1	0.28mi
298 Eddie Dr Vista, CA	1.0–2.0	1.0–1.5	789	$2,500	$3.17	44d	2	0.29mi
227 Hillside Ter Unit 2 Vista, CA	3.0	2.0	—	$4,350	—	44d	1	0.31mi
222 E California Ave Vista, CA	1.0	1.0	450	$1,795	$3.99	5d	1	0.32mi
318 Hillside Ct Vista, CA	2.0	1.5	925	$2,595	$2.81	3d	1	0.40mi
516 S Santa Fe Ave Vista, CA	1.0	1.0	823	$2,668	$3.24	2d	4	0.43mi
240 Nevada Ave Vista, CA	2.0	1.0	835	$2,350	$2.81	5d	2	0.44mi
219 Plymouth Dr Unit B Vista, CA	2.0	2.0	1250	$2,750	$2.20	5d	1	0.46mi
219 Plymouth Dr Unit A Vista, CA	2.0	2.0	1050	$2,500	$2.38	5d	1	0.46mi
722 Franklin Ln Unit B Vista, CA	2.0	2.0	—	$2,495	—	24d	1	0.48mi
415 Plymouth Dr Vista, CA	3.0	2.0	1000	$2,550	$2.55	5d	2	0.48mi
723 Eucalyptus Ave Vista, CA	1.0	1.0	408	$1,800	$4.41	5d	1	0.54mi
401 W California Ave Unit 16 Vista, CA	2.0	2.0	1100	$2,340	$2.13	44d	1	0.56mi
740 Paseo Buena Vis Vista, CA	1.0–3.0	1.0–2.0	1038	$3,342	$3.22	2d	7	0.56mi
801 Hillside Ter Vista, CA	2.0	2.0	1150	$2,550	$2.22	24d	1	0.59mi
264 Avalon Dr Apt 3 Vista, CA	1.0	1.0	695	$2,095	$3.01	24d	1	0.64mi
264 Avalon Dr Unit 13 Vista, CA	1.0	1.0	695	$1,915	$2.76	5d	1	0.64mi
487 Lado De Loma Dr Unit 1 Vista, CA	1.0	1.0	500	$2,000	$4.00	44d	1	0.65mi
344 Rancho Vista Pl Vista, CA	3.0	2.0	1141	$4,000	$3.51	44d	1	0.65mi
825 Normark Ter Vista, CA	1.0	1.0	750	$1,875	$2.50	12d	1	0.71mi
825 Normark Ter Unit 2 Vista, CA	1.0	1.0	750	$1,875	$2.50	44d	1	0.71mi
345 N Melrose Dr Unit F Vista, CA	2.0	2.0	1152	$2,995	$2.60	44d	1	0.72mi
333 N Melrose Dr Vista, CA	1.0	1.0	892	$2,200	$2.47	17d	1	0.72mi
510 Townsite Dr Vista, CA	1.0–2.0	1.0–1.5	775	$2,195	$2.83	2d	3	0.73mi
371 N Melrose Dr Unit G Vista, CA	3.0	2.0	1100	$3,400	$3.09	24d	1	0.74mi
560 Copper Dr Vista, CA	1.0–2.0	1.0–2.0	925	$2,495	$2.70	2d	2	0.75mi
300 W Los Angeles Dr Vista, CA	1.0	1.0	750	$1,938	$2.58	5d	2	0.75mi
173 Pala Vista Dr Unit 12 Vista, CA	2.0	1.0	990	$2,695	$2.72	20d	1	0.76mi
1024 Bonnie Brae Pl Vista, CA	3.0	2.0	1684	$3,800	$2.26	24d	1	0.78mi
901 Eucalyptus Ave Vista, CA	2.0	1.0	1033	$3,250	$3.15	24d	1	0.78mi
1122 Geronimo Pl Vista, CA	3.0–4.0	2.5–3.0	1354	$3,579	$2.64	2d	1	0.82mi
1255 Rhea Pl Unit A Vista, CA	1.0	1.0	700	$2,350	$3.36	2d	1	0.88mi

Listing history 2 events

1. 2023-06-29
   historical
2. 2023-02-19
   listed $11,250

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $34,005
• − Mortgage interest: −$630
• − Property taxes: −$169
• − Insurance: −$56
• − Repairs & maintenance: −$2,720
• − Management: −$2,720
• − Depreciation: −$327
• Taxable income: $27,382
• Est. tax owed @ 24.0%: −$6,572
• After-tax cash flow: $19,360/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Vista Unified
• NCES district ID: 0641190
• Math proficiency: 32% ▼ -5.00%
• Reading proficiency: 59% ▲ 9.00%
• Median HH income: $60,067
• Composite: 39.91/100
• National rank: #3850
• State rank: #175 of 517 in CA

Livability — Vista

• Score: 60/100
• State rank: #584
• US rank: #18990

Category grades

Amenities F Commute A+ Cost of living F Crime B- Employment A- Housing C+ Health & safety F User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vista, CA
• County: San Diego County · 3,178,799 people
• City population: 117,104
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 49,727
• Household income: $98,577
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1904.0

Population outlook (San Diego County) Hauer SSP2

• Today (2025): 3,678,185 people
• By 2030: 3,856,546 · +4.8%
• By 2040: 4,171,407 · +13.4%
• By 2050: 4,421,607 · +20.2%
• By 2075: 4,831,599 · +31.4%
• By 2100: 4,832,502 · +31.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Hispanic / Latino 49% White 38% Two or more races 26% Asian 4% Black 2% Native American 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 46%
• Common ancestry: Lithuanian 2% Italian 2% Romanian 1%
• Foreign-born: 22% · Canada, Vietnam
• Languages at home: 62% English-only · Spanish 34% Tagalog/Filipino 1% Other Indo-European 1%

Political lean MEDSL · San Diego

• 2024 margin: D (+16.8) · D 56.9% · R 40.1% · Other 2.9%
• 2008→2024 swing: +6.6pp toward D · 2008: 10.2pp · 2024: 16.8pp
• All cycles: 2024: D+16.8 2020: D+22.8 2016: D+17.8 2012: D+5.1 2008: D+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -649.36%
• Current HPI: 366.7772
• Rent YoY: ▲ 1.59%
• Metro: San Diego-Chula Vista-Carlsbad, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

2 events — show timeline

• 2023-06-29 Listing Removed — SDMLS
• 2023-02-19 Listed $11,250 SDMLS