CITYPLACE HEIGHTS

4030 N CENTRAL EXPY, DALLAS, TX, 752043274

APARTMENT (BRICK EXTERIOR) Mid-Rise 396 units Built 2012 5 stories ★ 4.0 (371 reviews) 🚶 79 Very Walkable 🚌 63 Good Transit 🚲 65 Bikeable

$81,000,000

2025 Appraised Value

↑ 1.9% from prior year

CITYPLACE HEIGHTS – EXECUTIVE SUMMARY

The 48bp cap rate discount masks critical operational deterioration that threatens the core investment thesis. CityPlace Heights is a debt-free, fully-stabilized 396-unit Class A asset valued at $81.0M ($204.5K/unit), anchored by strong urban-core demographics (73.5% renter concentration, 31.6% earning $150K+) and a tight 22.5% affordability ratio that justifies premium positioning. However, the property's Google review rating collapsed from 4.2 to 1.8 over six months, driven by systemic failures in maintenance (mold, pest infestations), move-out practices, and staff turnover—dynamics that will erode occupancy and rent growth faster than the modest 14.9% new supply pipeline. The narrow unit mix (46.7% 1BR, 20% 2BR) and below-market rental rates ($1.6K 1BR vs. $1.7K market) further constrain revenue elasticity; combined with a 5.6% vacancy and 50% opex ratio leaving zero margin for error, this property trades at peak valuation during operational decline. Pass—acquisition only viable at 75–100bp cap rate expansion to absorb near-term management remediation costs and retention headwinds.

AI overview · Updated 1 day ago
Abstract Notes

No notes yet

CITYPLACE HEIGHTS positions as core Class B with minimal recent capital deployment. The 2012 mid-rise/podium portfolio shows mixed physical condition—16 of 32 analyzed photos rated "good," but 14 rated "fair" and one "poor"—indicating uneven capital maintenance across the 396-unit asset. Concrete flooring dominates parking/common areas (16 photos), while unit interiors split between builder-grade finishes (3 observations) and upgraded units (4 observations), suggesting selective tenant improvements rather than systematic renovation. Paint condition ranges from fresh to peeling, and the single laundry photo provides no evidence of in-unit W/D penetration, a material amenity gap for the vintage. Value-add opportunity exists in systematic unit renovation and common area refresh, though the sparse kitchen/bath data limits full interior assessment.

AI analysis · Updated 21 days ago

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AI Analysis

CITYPLACE HEIGHTS commands a $1.7K average rent on a fundamentally car-dependent Dallas submarket—a pricing premium that Walk Score 79 alone cannot justify. While the property scores "Very Walkable" with solid transit (63) and bike (65) scores, these metrics suggest an urban-adjacent location rather than true downtown connectivity; the missing distance-to-employment data is critical to validate whether rent growth has outpaced commute friction. For a ~400-unit Class B/C asset at this rent point, tenant demand likely depends more on immediate amenity density and parking availability than walkability indexes—Dallas renters at this price tier typically prioritize car convenience over transit reliability.

AI analysis · Updated 9 days ago
Distance Name Category
📍 2.2 miles from Downtown Dallas
Map Notes

No notes yet

Pipeline poses moderate occupancy headwind but execution risk is high. The 59-unit pipeline represents 14.9% of CITYPLACE HEIGHTS' 396-unit base—material enough to pressure rent growth if absorbed simultaneously, but the permitting data suggests extended delivery timelines: only 3 of 15 permits are in Inspection Phase, while 6 remain in Revisions Required or earlier stages. Most projects appear scattered across East/South Dallas submarkets rather than direct competitors to CITYPLACE HEIGHTS' location, limiting localized supply concentration. Against a deteriorating submarket vacancy trend, this pipeline timing is a secondary concern to current demand weakness, though investors should monitor the 3 inspection-phase projects (1255 Annex Ave, 5810 Reiger Ave, 5731 Richmond Ave) as the most proximate near-term supply threats.

AI analysis · Updated 21 days ago
🏗️ 59 permits within 3 mi
15% pipeline
Distance Address Description Status Filed
0.2 mi 4609 MANETT ST QTEAM MEETING 8.12.2025 (1:30 PM) new townhomes Revisions Required Jun 17, 2025
0.7 mi 4704 MONARCH ST Multifamily New Construction, 8 townhouses with 2 bedrooms Inspection Phase Apr 01, 2025
0.7 mi 1902 N CARROLL AVE New Construction of 3 story 33 townhouses with garage at ... Inspection Phase Jul 01, 2022
0.8 mi 4555 TRAVIS ST QTEAM PROJECT The project is a mixed use project of appro... Revisions Required Aug 26, 2022
0.8 mi 1717 N PEAK ST Commercial New construction of a 7-unit multi-family buil... Payment Due Feb 27, 2025
0.8 mi 1722 N FITZHUGH AVE 5 Townhome Units New Construction (Multifamily) Plan Review Dec 10, 2025
0.9 mi 4319 SAN JACINTO ST New Construction 9 unit multifamily. Inspection Phase Sep 17, 2024
0.9 mi 4315 SAN JACINTO ST New construction of 9 units multifamily Payment Due Sep 17, 2024
0.9 mi 1714 RIPLEY ST New construction of five townhomes. Inspection Phase Jun 19, 2024
0.9 mi 1906 MOSER AVE QTEAM MEETING 3.10.2026 (All Day) new multifamily constru... Revisions Required Jan 20, 2026
1.0 mi 4320 SCURRY ST Q Team for East Village II New Construction for 3 buildin... Inspection Phase May 19, 2022
1.0 mi 4475 SCURRY ST New Construction of 18 unit Multifamily. Inspection Phase Oct 11, 2024
1.0 mi 4405 SCURRY ST Q-Team 4405 Scurry for a New, Commercial Multifamily deve... Revisions Required Nov 20, 2024
1.0 mi 4777 N CENTRAL EXPY New podium structured multifamily building with below gra... Inspection Phase Jul 02, 2024
1.0 mi 4315 SCURRY ST Q Team review for East Village New Construction for 15 -... Inspection Phase May 04, 2022
1.0 mi 3900 LEMMON AVE New construction of MFD project. 406 dwelling units with ... Revisions Required Aug 21, 2024
1.1 mi 4918 BRYAN ST New construction MFD, 7 dwelling units, 4918 Bryan Inspection Phase Jun 02, 2023
1.1 mi 3608 SAN JACINTO ST New residential townhomes Inspection Phase May 26, 2022
1.1 mi 3555 DICKASON AVE Q-Team Migrated NEW 4 LEVEL ABOVE GRADE GARAGE(1-3.5).LEV... Payment Due Mar 24, 2021
1.2 mi 4013 N HALL ST QTEAM MEETING 7.17.2025 8 unit multifamily new construction Payment Due Jun 17, 2025
1.2 mi 4011 N HALL ST QTEAM MEETING 7.22.2025 - 8 unit multifamily new construc... Payment Due Jun 17, 2025
1.2 mi 4005 N HALL ST QTEAM MEETING - 7.23.2025 - 8 unit multifamily new constr... Payment Due Jun 17, 2025
1.2 mi 5601 BRYAN PKWY QTEAM MEETING 9.3.2025 AM To build 5 unit condos - Total ... Inspection Phase Jun 30, 2025
1.2 mi 1255 ANNEX AVE QTEAM MEETING 1.8.26 (1:30 PM) New Construction - Multifa... Inspection Phase Nov 24, 2025
1.2 mi 2702 MCKINNEY AVE 2700 McKinney - 21 Story Mixed Use Tower Including Retail... Payment Due Jun 09, 2022
1.2 mi 5731 RICHMOND AVE QTEAM MEETING 10.21.2025 (AM) New construction of six-uni... Inspection Phase Sep 23, 2025
1.3 mi 5115 MCKINNEY AVE New construction of mixed use building.90 multifamily uni... Plan Review Jul 16, 2023
1.3 mi 2505 TURTLE CREEK BLVD New construction of 20-story assisted living building wit... Inspection Phase Aug 06, 2024
1.4 mi 1000 N PEAK ST QTEAM 1000 N Peak. New Construction of 54-unit, 3-story M... Revisions Required May 15, 2025
1.4 mi 4330 DICKASON AVE New construction of multi-family// 4330 Dickason. Plan Review Jun 29, 2022
1.5 mi 6027 LA VISTA DR Construct 5 Plex WOOD FRAMESTUCCO/SIDINGCONDOS WITH ATTAC... Revisions Required Sep 19, 2025
1.5 mi 6001 LEWIS ST Commercial New - Multifamily Inspection Phase Feb 08, 2024
1.5 mi 5946 LEWIS ST Building 5 condos -3 story. Revisions Required Aug 15, 2025
1.6 mi 3031 N HARWOOD ST QTEAM MEETING 9.4.2025 3131 N Harwood For Office and 303... Revisions Required Jul 21, 2025
1.6 mi 5705 LIVE OAK ST New Construction Multifamily-5705 Live Oak Inspection Phase Jul 24, 2024
1.7 mi 2723 HONDO AVE New construction, multifamily.6 dwelling units. Inspection Phase Nov 27, 2024
1.7 mi 2314 ARROYO AVE he proposed work includes the construction of three-story... In Review Sep 16, 2025
1.7 mi 2811 HONDO AVE New construction of 12 unit townhome on two lots; 6 units... Inspection Phase Jul 16, 2021
1.8 mi 6151 ORAM ST Construction of New Multifamily Units Permit About to Expire Dec 23, 2024
1.9 mi 2514 LUCAS DR (1131) MULTI-FAMILY DWELLING / 5 UNIT MULTIFAMILY Inspection Phase Feb 24, 2025
1.9 mi 6235 ORAM ST QTEAM MEETING 1.29.2026 (9AM) 40 unit, 4 story apartment ... Plan Review Jan 12, 2026
1.9 mi 4618 COLUMBIA AVE Multifamily-2 New Duplex Application About to Expire Dec 16, 2021
2.0 mi 4918 EAST SIDE AVE New construction of 5-unit townhome building Application About to Expire Jun 28, 2024
2.0 mi 4501 AFTON ST Residential use Inspection Phase Nov 23, 2021
2.0 mi 3201 MAIN ST QTEAM MEETING 12.3.2025 - NOT USING SB840, CONFIRMED WITH... Application About to Expire Oct 16, 2025
2.1 mi 5810 REIGER AVE QTEAM MEETING 11.20.2025 (9 am) New construction of group... Inspection Phase Oct 23, 2025
2.2 mi 2013 JACKSON ST ***Manual Recreation*** 1906051126*** - New Multifamily C... Inspection Phase Jul 10, 2025
2.3 mi 720 S GOOD LATIMER EXPY Q Team Review New construction of a 21 level residential ... Plan Review Jan 31, 2023
2.4 mi 1701 S MALCOLM X BLVD Q-Team Review, new Construction of two-story structure co... Inspection Phase Nov 18, 2021
2.4 mi 3700 INWOOD RD QTEAM MEETING Senior Living community with independent li... Inspection Phase May 28, 2025
2.5 mi 3501 ASH LN New 293 units apartment complex with wrapping 5 story par... Revisions Required Aug 05, 2023
2.7 mi 2522 MERLIN ST NEW CONSTRUCCION MULTIFAMILY Additional Info Required Mar 09, 2026
2.8 mi 1919 S HARWOOD ST QTEAM MEETING 1.29.2026 (1:30 PM) 4 story multifamily apa... Revisions Required Dec 29, 2025
2.8 mi 1905 CORINTH ST QTEAM MEETING 11.6.2025 (1:30 PM) Two four story multifam... Revisions Required Sep 19, 2025
2.8 mi 2095 S HARWOOD ST THE PROJECT CONSISTS OF NEW CONSTRUCTION IMPROVEMENTS FOR... Payment Due Jul 18, 2023
2.9 mi 1819 LEAR ST PROJECT CONSIST OF (2) 5 UNIT 4-STORY NEW CONSTRUCTION TO... Revisions Required Nov 24, 2025
2.9 mi 2702 KIMSEY DR THE ASTRID APARTMENTS PROJECT WILL BE A NEW, THREE-STORY ... In Review Aug 29, 2025
2.9 mi 1900 S ERVAY ST MANUAL CONVERSION: 1903061211 - EC, FS, FA, PL, ME, EL, G... Inspection Phase May 13, 2025
2.9 mi 2710 KIMSEY DR New MFD project for a 3 story 5 unit townhome apartment c... Plan Review Jan 22, 2025
Nearby Construction Notes

No notes yet

Debt & Transaction History

No active debt on a $81.0M asset creates refinancing optionality but raises capital deployment questions. The property has been held since September 2015 (10.5 years) by an absentee corporate owner with zero leverage, suggesting either a mature, cash-flowing hold or capital inefficiency. The single transaction via quit claim deed in 2015—likely an internal restructuring—indicates this is not a distressed asset or frequent-flip strategy. Without loan data, debt-to-unit ($0/unit) cannot be benchmarked, but the debt-free status eliminates near-term refinancing risk and provides substantial dry powder for capital recapitulation or value-add repositioning if the current owner decides to monetize.

AI analysis · Updated 21 days ago
Ownership Duration
10.5 years
Since Sep 2015
Transactions
1 recorded
Owner Type
Company
Absentee owner
Owner Mailing Address
9757 NE JUANITA DR STE 300, KIRKLAND, WA 98034-4291

🏛️ TX Comptroller Entity Data

Beneficial Owner
W Dean Weidner high
via officer match
Registered Agent
Weidner Investment Services, Inc.
3200 LA FORCE BLVD, MIDLAND, TX, 79706
Officers / Directors
W Dean Weidner — PRESIDENT/
Entity Mailing Address
3200 LA FORCE BLVD, MIDLAND, TX, 79706
State of Formation
DE
SOS Status
ACTIVE
September 28, 2015 Nominal/Quit Claim Quit Claim Deed
Buyer: Cityplace Heights Llc, from Residences At Cityplace Llc via First American Title
Debt Notes

No notes yet

Financial Estimates

CityPlace Heights trades at a 48bp discount to submarket cap rates (4.73% vs. 5.21%), positioning this 2012 Class A asset as a stabilized, fully-priced property rather than value-add. NOI per unit of $9.7K sits below the Dallas metro Class A benchmark, reflecting a 5.6% vacancy rate and 50% opex ratio that leaves minimal compression room. The implied valuation of $81.0M aligns with appraised value, confirming market consensus; however, the submarket trades at $197.1K/unit while this property implies $204.5K/unit, suggesting modest premium pricing for vintage or amenity positioning. Investor returns depend entirely on operational stabilization—the current cap rate leaves no margin for execution risk.

AI analysis · Updated 8 days ago

Estimated from loan records, rental listings, and appraisal data using industry-standard assumptions.

Sale & Valuation

Est. Sale Price
Sale $/Unit
Value YoY
+1.9%
Implied Cap Rate
4.73%
Est. Cap Rate

Operating Income

Gross Potential Rent
$8,110,800/yr
Est. Vacancy
5.6%
Submarket Vac.
6.2%
Eff. Gross Income
$7,656,595/yr
OpEx Ratio
50%
Est. NOI
$3,828,298/yr
NOI/Unit
$9,667/yr

Debt & Taxes

Taxes/Unit
$5,114/yr
Est. DSCR

Submarket Benchmarks

📊

Computed from nearby properties within 3 miles of similar vintage

Submarket Cap Rate
5.21%
Price/Unit Benchmark
$197,069
Rent/SF
$2.32/sf
Financial Estimates Notes

No notes yet

Property Summary

CityPlace Heights is a 12-year-old, 396-unit mid-rise apartment community in Dallas built with wood-frame construction and brick exterior, spanning 374.2K SF across five stories. The property carries EXCELLENT quality and condition ratings with a walk score of 79, indicating strong pedestrian accessibility. Parking type, unit mix, and finish specifications are not detailed in available data. No information on utilities, pet policy, or resident amenities is provided.

AI analysis · Updated 21 days ago

Property Details

Account #
00200300120030000
Market
Dallas County, TX
Building Class
APARTMENT (BRICK EXTERIOR)
Building Style
Mid-Rise
Construction
D-WOOD FRAME
Quality
EXCELLENT
Condition
EXCELLENT
Stories
5
Gross Building Area
374,207 SF
Net Leasable Area
371,557 SF
Neighborhood
UNASSIGNED
Last Sale
September 07, 2022
Place ID
ChIJyUQAmimfToYRuo37IQZPCtE
Business Status
Operational
Enriched
about 2 months ago

Owner Information

Owner
TX CITYPLACE APARTMENTS LLC
Mailing Address
KIRKLAND, WASHINGTON 980344291
Property Notes

No notes yet

Rental Performance

CityPlace Heights is actively leasing with 22 units on the market (5.6% availability) and asking rents tracking slightly below submarket benchmarks—1BR at $1.6K vs. $1.7K market, 2BR at $2.1K vs. $2.3K market. No concessions are currently being offered, suggesting tight pricing discipline rather than market softness. Recent lease signings show 1BR volatility ranging $1.4K–$1.9K, indicating either mixed unit quality/finishes or aggressive rate-buying by the operator, though the absence of snapshot history prevents trend analysis.

AI analysis · Updated 1 day ago
Submarket Rent Growth
+10.3% trailing 12mo
📊 Nearby properties
Vacancy Trend
Deteriorating
📊 RentCast zip-level data
Submarket Rent/SF
$2.32/sf
📊 Nearby properties

Rent Trends

Estimated Occupancy

Estimated from listed vacancies vs total units

🏠 22 active listings | 1BR avg $1,627 (mkt $1,730 ↓6% ) | 2BR avg $2,066 (mkt $2,250 ↓8% ) | Trend: → Flat
Unit Beds Baths Sqft Rent Status Listed Days
2BR 2 1,456 $2,380 Active Apr 5 1
Mar $2,380 Mar $2,380 Apr $2,380 (↑0.0%)
2BR 2 1,396 $2,170 Active Apr 6 1
Apr $2,170
1BR 1 1,105 $1,890 Active Apr 6 1
Jan $1,890 Jan $1,890 Feb $1,890 Feb $1,890 Feb $1,890 Mar $1,890 Mar $1,890 Mar $1,890 Apr $1,890 (↑0.0%)
2BR 2 1,096 $1,865 Active Apr 6 1
Feb $1,865 Feb $1,865 Feb $1,865 Mar $1,865 Mar $1,865 Apr $1,865 (↑0.0%)
1BR 1 1,035 $1,860 Active Apr 4 1
Jan $1,860 Jan $1,860 Jan $1,860 Feb $1,860 Feb $1,860 Feb $1,860 Feb $1,860 Mar $1,860 Mar $1,860 Mar $1,860 Mar $1,860 Apr $1,860 (↑0.0%)
2BR 2 1,096 $1,850 Active Apr 6 1
Mar $1,850 Mar $1,850 Mar $1,850 Apr $1,850 (↑0.0%)
1BR 1 1,035 $1,835 Active Apr 5 1
Jan $1,835 Feb $1,835 Feb $1,835 Feb $1,835 Feb $1,835 Mar $1,835 Apr $1,835 (↑0.0%)
1BR 1 1,087 $1,815 Active Apr 5 1
Dec $1,815 Jan $1,815 Jan $1,815 Feb $1,815 Feb $1,815 Feb $1,815 Feb $1,815 Apr $1,815 (↑0.0%)
1BR 1 1,087 $1,815 Active Apr 6 1
Jan $1,815 Feb $1,815 Feb $1,815 Feb $1,815 Mar $1,815 Mar $1,815 Apr $1,815 (↑0.0%)
1BR 1 881 $1,645 Active Apr 6 1
Jan $1,645 Jan $1,645 Mar $1,645 Apr $1,645 (↑0.0%)
1BR 1 848 $1,630 Active Apr 6 1
Jan $1,630 Jan $1,630 Feb $1,630 Feb $1,630 Feb $1,630 Feb $1,630 Mar $1,630 Apr $1,630 Apr $1,630 (↑0.0%)
1BR 1 881 $1,630 Active Apr 5 1
Jan $1,630 Feb $1,630 Feb $1,630 Feb $1,630 Feb $1,630 Mar $1,630 Mar $1,630 Apr $1,630 (↑0.0%)
1BR 1 845 $1,625 Active Apr 5 1
Jan $1,625 Jan $1,625 Feb $1,625 Feb $1,625 Mar $1,625 Mar $1,625 Mar $1,625 Mar $1,625 Apr $1,625 (↑0.0%)
1BR 1 845 $1,600 Active Apr 5 1
Jan $1,600 Feb $1,600 Feb $1,600 Feb $1,600 Feb $1,600 Mar $1,600 Mar $1,600 Mar $1,600 Apr $1,600 (↑0.0%)
1BR 1 845 $1,600 Active Apr 6 1
Oct $1,585 Jan $1,600 Jan $1,600 Jan $1,600 Jan $1,600 Feb $1,600 Feb $1,600 Feb $1,600 Mar $1,600 Mar $1,600 Mar $1,600 Apr $1,600 (↑0.9%)
1BR 1 784 $1,585 Active Apr 6 1
Sep $1,705 Feb $1,585 Mar $1,585 Mar $1,585 Mar $1,585 Mar $1,585 Apr $1,585 (↓7.0%)
1BR 1 784 $1,585 Active Apr 6 1
Apr $1,585
1BR 1 814 $1,550 Active Apr 4 1
Feb $1,550 Mar $1,550 Mar $1,550 Mar $1,550 Mar $1,550 Apr $1,550 (↑0.0%)
1BR 1 786 $1,550 Active Apr 6 1
Jan $1,550 Jan $1,550 Jan $1,550 Feb $1,550 Feb $1,550 Feb $1,550 Feb $1,550 Mar $1,550 Apr $1,550 (↑0.0%)
1BR 1 738 $1,360 Active Apr 6 1
Dec $1,460 Jan $1,460 Jan $1,460 Feb $1,460 Feb $1,460 Feb $1,460 Mar $1,460 Mar $1,460 Mar $1,460 Apr $1,360 (↓6.8%)
1BR 1 738 $1,355 Active Apr 4 1
Jan $1,455 Jan $1,455 Feb $1,455 Feb $1,455 Feb $1,455 Mar $1,455 Mar $1,455 Apr $1,355 (↓6.9%)
1BR 1 738 $1,355 Active Apr 12 725
Apr $1,355
Apt 506 2BR 2 1,189 $2,547 Inactive Sep 11 68
Apt 215 2BR 2 1,407 $2,515 Inactive Apr 13 492
Apt 415 2BR 2 1,407 $2,505 Inactive Jan 11 530
2BR 2 1,456 $2,500 Inactive Jun 15 1
Jun $2,465 Jun $2,500 (↑1.4%)
2BR 2 1,456 $2,465 Inactive Sep 27 1
Sep $2,465 Sep $2,465 (↑0.0%)
Apt 573 1BR 1 1,105 $2,465 Inactive Dec 24 237
Apt 133 2BR 2 1,189 $2,440 Inactive Feb 16 157
2BR 2 1,407 $2,340 Inactive Jun 12 1
May $2,340 May $2,340 Jun $2,305 Jun $2,340 (↑0.0%)
2BR 2 1,332 $2,340 Inactive Sep 22 1
Sep $2,340
Apt 593 2BR 2 1,332 $2,335 Inactive Mar 31 465
Apt 103 2BR 2 1,096 $2,317 Inactive Aug 6 69
Apt 261 2BR 2 1,396 $2,300 Inactive Apr 5 39
2BR 2 1,332 $2,280 Inactive Jan 24 1
Jan $2,280
Apt 561 2BR 2 1,396 $2,275 Inactive Jul 5 365
Apt 515 2BR 2 1,407 $2,275 Inactive Jul 3 365
Apt 528 1BR 1 884 $2,230 Inactive Oct 27 634
Apt 492 2BR 2 1,240 $2,217 Inactive Jul 1 63
Apt 414 1BR 1 881 $2,200 Inactive Jul 23 24
Apt 157 2BR 2 1,132 $2,195 Inactive Oct 9 230
2BR 2 1,396 $2,185 Inactive Apr 3 1
Jan $2,185 Feb $2,185 Feb $2,185 Feb $2,185 Mar $2,185 Mar $2,185 Apr $2,185 (↑0.0%)
Apt 232 2BR 2 1,189 $2,185 Inactive Sep 24 137
2BR 2 1,396 $2,165 Inactive Jun 15 1
Jun $2,165
Apt 393 2BR 2 1,332 $2,130 Inactive Mar 20 365
Apt 148 1BR 1 845 $2,115 Inactive Jul 23 26
Apt 351 1BR 1 750 $2,105 Inactive Jan 16 214
Apt 490 1BR 1 850 $2,105 Inactive Oct 30 631
Apt 353 2BR 2 1,228 $2,095 Inactive Oct 27 737
Apt 477 1BR 1 1,087 $2,095 Inactive Oct 27 431
2BR 2 1,240 $2,080 Inactive Oct 1 1
Sep $2,080 Oct $2,080 (↑0.0%)
Apt 446 2BR 2 1,456 $2,074 Inactive Dec 21 231
2BR 2 1,332 $2,070 Inactive May 31 1
May $2,100 May $2,070 (↓1.4%)
Apt 533 2BR 2 1,189 $2,070 Inactive Mar 8 283
Apt 595 2BR 2 1,228 $2,060 Inactive Dec 24 159
Apt 349 2BR 2 1,149 $2,055 Inactive May 28 180
Apt 179 2BR 2 1,240 $2,022 Inactive Mar 14 148
Apt 357 2BR 2 1,132 $2,020 Inactive Dec 16 34
Apt 257 2BR 2 1,132 $2,020 Inactive Sep 24 448
1BR 1 1,205 $2,015 Inactive Mar 30 1
Dec $2,015 Jan $2,015 Jan $2,015 Jan $2,015 Feb $2,015 Feb $2,015 Feb $2,015 Mar $2,015 Mar $2,015 (↑0.0%)
Apt 195 2BR 2 1,228 $2,006 Inactive Jun 10 64
Apt 292 2BR 2 1,240 $2,003 Inactive Mar 14 148
Apt 336 2BR 2 1,096 $1,998 Inactive Oct 27 290
Apt 284 2BR 2 1,096 $1,995 Inactive Jan 18 365
Apt 442 1BR 1 904 $1,988 Inactive Oct 27 338
2BR 2 1,228 $1,980 Inactive Feb 16 1
Jan $1,980 Jan $1,980 Feb $1,980 Feb $1,980 (↑0.0%)
Apt 253 2BR 2 1,228 $1,975 Inactive Nov 3 135
Apt 384 2BR 2 1,096 $1,973 Inactive Mar 31 131
Apt 313 2BR 2 1,096 $1,970 Inactive Jan 19 365
Apt 272 2BR 2 1,189 $1,966 Inactive May 8 96
2BR 2 1,228 $1,945 Inactive May 29 1
May $1,945
2BR 2 1,189 $1,940 Inactive Jan 30 1
Jan $1,940 Jan $1,940 (↑0.0%)
Apt 577 1BR 1 1,087 $1,940 Inactive Oct 14 19
Apt 549 2BR 2 1,149 $1,940 Inactive May 8 96
Apt 536 2BR 2 1,096 $1,925 Inactive Oct 27 286
Apt 495 2BR 2 1,228 $1,920 Inactive Mar 19 19
Apt 149 2BR 2 1,149 $1,919 Inactive May 8 96
Apt 507 2BR 2 1,096 $1,918 Inactive Mar 31 131
Apt 354 2BR 2 1,096 $1,918 Inactive Jan 31 190
Apt 310 2BR 2 1,096 $1,918 Inactive Apr 1 130
2BR 2 1,189 $1,915 Inactive Mar 14 1
Feb $1,915 Feb $1,915 Mar $1,915 Mar $1,915 (↑0.0%)
2BR 2 1,189 $1,915 Inactive Feb 15 1
Jan $1,915 Jan $1,915 Feb $1,915 Feb $1,915 (↑0.0%)
Apt 136 2BR 2 1,096 $1,910 Inactive Apr 25 365
Apt 372 2BR 2 1,189 $1,901 Inactive Jan 29 196
1BR 1 1,035 $1,880 Inactive Oct 1 1
Oct $1,880
Apt 579 2BR 2 1,240 $1,880 Inactive May 28 11
2BR 2 1,228 $1,875 Inactive May 12 1
May $1,875
1BR 1 1,105 $1,875 Inactive Mar 15 1
Mar $1,875 Mar $1,875 (↑0.0%)
2BR 2 1,096 $1,860 Inactive Feb 27 1
Dec $1,860 Dec $1,860 Dec $1,860 Jan $1,860 Jan $1,860 Jan $1,860 Feb $1,860 Feb $1,860 Feb $1,860 Feb $1,860 (↑0.0%)
Apt 279 2BR 2 1,240 $1,860 Inactive May 12 365
2BR 2 1,149 $1,855 Inactive Jan 27 1
Jan $1,855 Jan $1,855 (↑0.0%)
2BR 2 1,096 $1,850 Inactive Apr 1 1
Dec $1,850 Dec $1,850 Jan $1,850 Feb $1,850 Feb $1,850 Mar $1,850 Mar $1,850 Mar $1,850 Apr $1,850 (↑0.0%)
Apt 333 2BR 2 1,189 $1,850 Inactive Jun 30 365
Apt 209 2BR 2 1,149 $1,845 Inactive Jun 11 17
Apt 325 1BR 1 1,035 $1,845 Inactive Jan 18 365
Apt 525 1BR 1 1,020 $1,845 Inactive Feb 11 183
Apt 217 2BR 2 1,096 $1,841 Inactive Dec 9 243
2BR 2 1,132 $1,840 Inactive Jan 9 1
Dec $1,840 Jan $1,840 (↑0.0%)
Apt 311 2BR 2 1,096 $1,834 Inactive Jan 9 212
Apt 207 2BR 2 1,096 $1,834 Inactive Dec 24 228
Apt 395 2BR 2 1,228 $1,815 Inactive Apr 7 83
Apt 377 1BR 1 1,087 $1,811 Inactive Apr 18 117
1BR 1 1,000 $1,800 Inactive Aug 13 60
Aug $1,800
Apt 449 2BR 2 1,149 $1,800 Inactive May 14 365
2BR 2 1,096 $1,795 Inactive May 14 1
May $1,795 May $1,795 (↑0.0%)
Apt 469 1BR 1 890 $1,783 Inactive Jun 29 157
Apt 363 1BR 1 890 $1,783 Inactive Jun 29 156
Apt 572 2BR 2 1,189 $1,772 Inactive Oct 30 283
Apt 128 1BR 1 884 $1,761 Inactive Jun 23 53
Apt 454 2BR 2 1,096 $1,755 Inactive Jul 4 365
1BR 1 904 $1,750 Inactive Mar 18 1
Feb $1,750 Feb $1,750 Feb $1,750 Mar $1,750 Mar $1,750 (↑0.0%)
Apt 141 1BR 1 892 $1,750 Inactive Jul 5 19
Apt 307 2BR 2 1,096 $1,746 Inactive Oct 30 283
1BR 1 904 $1,735 Inactive Apr 3 1
Jan $1,735 Feb $1,735 Feb $1,735 Feb $1,735 Feb $1,735 Mar $1,735 Mar $1,735 Mar $1,735 Apr $1,735 (↑0.0%)
Apt 241 1BR 1 892 $1,730 Inactive Aug 23 1
2BR 2 1,096 $1,715 Inactive Jun 9 1
May $1,820 Jun $1,715 (↓5.8%)
1BR 1 881 $1,705 Inactive Oct 1 1
Oct $1,705
Apt 389 1BR 1 904 $1,705 Inactive Jul 1 288
Apt 172 1BR 1 912 $1,705 Inactive Aug 8 26
Apt 429 1BR 1 897 $1,679 Inactive May 21 84
Apt 514 1BR 1 881 $1,675 Inactive Sep 12 233
Apt 559 1BR 1 700 $1,665 Inactive Mar 8 99
Apt 452 1BR 1 838 $1,665 Inactive Oct 8 70
Apt 236 2BR 2 1,096 $1,660 Inactive May 27 11
Apt 269 1BR 1 890 $1,660 Inactive May 13 233
Apt 484 2BR 2 1,096 $1,655 Inactive Apr 7 88
Apt 275 1BR 1 1,087 $1,655 Inactive Jun 8 365
Apt 569 1BR 1 890 $1,650 Inactive Jul 4 18
Apt 239 1BR 1 738 $1,649 Inactive Oct 28 386
Apt 330 1BR 1 738 $1,649 Inactive Aug 28 48
Apt 242 1BR 1 881 $1,641 Inactive Jul 11 33
Apt 383 1BR 1 850 $1,640 Inactive Feb 15 99
Apt 511 2BR 2 1,096 $1,635 Inactive May 28 365
Apt 175 1BR 1 1,087 $1,635 Inactive May 28 365
Apt 177 1BR 1 1,087 $1,635 Inactive May 27 365
Apt 589 1BR 1 904 $1,634 Inactive May 12 93
Apt 323 1BR 1 784 $1,630 Inactive Jul 18 372
Apt 485 1BR 1 881 $1,630 Inactive Feb 16 365
Apt 352 1BR 1 838 $1,630 Inactive May 29 76
Apt 228 1BR 1 884 $1,625 Inactive Oct 28 580
Apt 185 1BR 1 881 $1,620 Inactive May 15 49
Apt 277 1BR 1 1,087 $1,620 Inactive May 27 365
Apt 329 1BR 1 897 $1,620 Inactive Jan 14 365
Apt 341 1BR 1 892 $1,620 Inactive Jun 2 197
Apt 314 1BR 1 881 $1,620 Inactive Oct 14 62
Apt 318 1BR 1 850 $1,620 Inactive Dec 21 565
Apt 522 1BR 1 786 $1,617 Inactive May 12 93
Apt 244 1BR 1 850 $1,615 Inactive Dec 9 433
1BR 1 850 $1,610 Inactive Oct 1 1
Oct $1,610
Apt 403 2BR 2 1,096 $1,610 Inactive May 14 13
Apt 586 1BR 1 850 $1,605 Inactive Aug 22 1
Apt 364 1BR 1 881 $1,605 Inactive Jul 4 365
Apt 321 1BR 1 871 $1,605 Inactive Oct 27 497
Apt 271 1BR 1 814 $1,603 Inactive May 20 85
1BR 1 871 $1,600 Inactive Jan 23 1
Jan $1,600 Jan $1,600 Jan $1,600 (↑0.0%)
Apt 322 1BR 1 786 $1,600 Inactive Jun 25 13
Apt 151 1BR 1 750 $1,600 Inactive Jun 11 319
Apt 130 1BR 1 738 $1,598 Inactive Aug 27 22
Apt 340 1BR 1 738 $1,598 Inactive Aug 27 22
Apt 501 1BR 1 786 $1,596 Inactive May 28 77
Apt 571 1BR 1 814 $1,595 Inactive May 14 51
Apt 334 1BR 1 723 $1,595 Inactive Apr 16 41
Apt 256 1BR 1 850 $1,592 Inactive May 28 77
Apt 183 1BR 1 850 $1,592 Inactive May 29 76
Apt 320 1BR 1 786 $1,592 Inactive Jan 11 214
1BR 1 786 $1,590 Inactive Sep 28 1
Sep $1,590
Apt 508 1BR 1 723 $1,590 Inactive Aug 28 1
Apt 464 1BR 1 881 $1,590 Inactive Jun 8 365
Apt 274 1BR 1 738 $1,590 Inactive Jun 25 14
Apt 231 1BR 1 738 $1,585 Inactive May 12 93
Apt 564 1BR 1 881 $1,585 Inactive Jan 11 214
Apt 290 1BR 1 850 $1,581 Inactive Apr 8 127
Apt 427 1BR 1 700 $1,575 Inactive Aug 9 1
Apt 456 1BR 1 850 $1,575 Inactive Oct 14 19
Apt 401 1BR 1 786 $1,571 Inactive Apr 1 134
Apt 164 1BR 1 881 $1,570 Inactive May 26 365
Apt 554 2BR 2 1,096 $1,568 Inactive May 13 92
Apt 489 1BR 1 904 $1,565 Inactive May 26 365
Apt 140 1BR 1 738 $1,564 Inactive Nov 12 21
1BR 1 700 $1,560 Inactive Oct 1 1
Oct $1,560
Apt 385 1BR 1 881 $1,560 Inactive Jul 18 372
Apt 421 1BR 1 871 $1,560 Inactive Jun 17 8
Apt 285 1BR 1 881 $1,560 Inactive Apr 8 127
Apt 312 1BR 1 738 $1,558 Inactive Jun 24 50
Apt 287 1BR 1 850 $1,555 Inactive Jul 5 365
Apt 268 1BR 1 750 $1,552 Inactive Jul 9 35
1BR 1 786 $1,550 Inactive Feb 17 1
Feb $1,550 Feb $1,550 (↑0.0%)
Apt 471 1BR 1 814 $1,549 Inactive May 21 84
Apt 369 1BR 1 890 $1,545 Inactive Jun 11 230
Apt 282 1BR 1 850 $1,545 Inactive Nov 13 269
Apt 156 1BR 1 850 $1,540 Inactive May 8 389
Apt 182 1BR 1 850 $1,536 Inactive May 20 85
1BR 1 700 $1,535 Inactive Sep 30 1
Sep $1,535
Apt 189 1BR 1 904 $1,535 Inactive Feb 16 87
Apt 366 1BR 1 738 $1,535 Inactive Feb 16 365
Apt 190 1BR 1 850 $1,535 Inactive May 13 582
Apt 276 1BR 1 904 $1,530 Inactive Dec 16 73
Apt 376 1BR 1 904 $1,520 Inactive May 15 365
Apt 488 1BR 1 850 $1,520 Inactive Jan 19 365
Apt 568 1BR 1 750 $1,518 Inactive May 14 91
Apt 537 1BR 1 750 $1,517 Inactive Oct 30 283
Apt 444 1BR 1 850 $1,515 Inactive Jul 5 19
Apt 191 1BR 1 700 $1,515 Inactive Jul 9 194
Apt 294 1BR 1 750 $1,508 Inactive Jul 25 55
Apt 422 1BR 1 786 $1,505 Inactive Nov 23 259
Apt 587 1BR 1 850 $1,501 Inactive Feb 10 184
Apt 159 1BR 1 700 $1,500 Inactive Jul 24 205
Apt 437 1BR 1 750 $1,498 Inactive Oct 29 284
Apt 344 1BR 1 850 $1,491 Inactive Apr 17 118
Apt 390 1BR 1 850 $1,491 Inactive Apr 18 117
Apt 367 1BR 1 848 $1,490 Inactive Oct 27 478
Apt 428 1BR 1 884 $1,490 Inactive Oct 30 283
Apt 194 1BR 1 750 $1,485 Inactive Mar 24 23
Apt 435 1BR 1 723 $1,485 Inactive Oct 27 286
1BR 1 848 $1,480 Inactive May 28 1
May $1,515 May $1,480 (↓2.3%)
1BR 1 738 $1,480 Inactive Sep 22 1
Sep $1,480
Apt 112 1BR 1 738 $1,480 Inactive Jul 19 372
Apt 448 1BR 1 845 $1,480 Inactive May 14 13
Apt 570 1BR 1 723 $1,480 Inactive Jan 11 214
Apt 520 1BR 1 786 $1,475 Inactive May 27 365
1BR 1 738 $1,470 Inactive Mar 17 1
Dec $1,470 Mar $1,470 Mar $1,470 (↑0.0%)
Apt 166 1BR 1 738 $1,470 Inactive Sep 14 1
Apt 574 1BR 1 738 $1,464 Inactive Jan 11 210
Apt 548 1BR 1 845 $1,461 Inactive Nov 13 269
1BR 1 738 $1,460 Inactive Oct 1 1
Oct $1,460
Apt 440 1BR 1 738 $1,460 Inactive Sep 13 1
1BR 1 738 $1,455 Inactive Sep 30 1
Sep $1,455
Apt 465 1BR 1 871 $1,452 Inactive Oct 28 285
1BR 1 738 $1,450 Inactive Jun 18 1
May $1,450 May $1,415 Jun $1,415 Jun $1,450 (↑0.0%)
Apt 404 1BR 1 738 $1,446 Inactive Dec 21 235
Apt 431 1BR 1 738 $1,446 Inactive Apr 8 123
Apt 588 1BR 1 850 $1,440 Inactive Mar 21 34
1BR 1 738 $1,435 Inactive May 29 1
May $1,435
Apt 583 1BR 1 850 $1,430 Inactive Apr 24 18
Apt 152 1BR 1 838 $1,430 Inactive Mar 20 365
Apt 144 1BR 1 850 $1,425 Inactive Apr 10 34
Apt 186 1BR 1 850 $1,420 Inactive Apr 8 34
Apt 535 1BR 1 723 $1,420 Inactive Apr 7 16
Apt 283 1BR 1 850 $1,415 Inactive Nov 24 135
Apt 252 1BR 1 838 $1,415 Inactive Dec 16 112
Apt 288 1BR 1 850 $1,415 Inactive Feb 27 365
Apt 339 1BR 1 738 $1,415 Inactive Oct 27 416
Apt 187 1BR 1 850 $1,411 Inactive Dec 21 231
Apt 168 1BR 1 750 $1,410 Inactive Apr 23 365
Apt 408 1BR 1 723 $1,400 Inactive Feb 16 51
Apt 534 1BR 1 723 $1,391 Inactive Dec 9 243
Apt 474 1BR 1 738 $1,390 Inactive Dec 13 45
Apt 337 1BR 1 750 $1,370 Inactive May 27 365
Apt 237 1BR 1 750 $1,369 Inactive Dec 9 243
1BR 1 738 $1,355 Inactive Apr 2 1
Jan $1,455 Jan $1,455 Feb $1,455 Feb $1,455 Feb $1,455 Feb $1,455 Feb $1,455 Mar $1,455 Apr $1,355 (↓6.9%)
Apt 512 1BR 1 738 $1,335 Inactive Apr 9 15
Apt 530 1BR 1 738 $1,335 Inactive Apr 8 15
Apt 504 1BR 1 738 $1,335 Inactive Mar 28 365
Apt 540 1BR 1 738 $1,335 Inactive Mar 20 365
Apt 327 1BR 1 700 $1,335 Inactive Jan 19 40
Apt 539 1BR 1 738 $1,330 Inactive Mar 27 365
Apt 281 1BR 1 700 $1,315 Inactive Feb 28 20
Apt 304 1BR 1 738 $1,310 Inactive Mar 19 8
Apt 230 1BR 1 738 $1,310 Inactive Mar 20 365
Apt 412 1BR 1 738 $1,310 Inactive Feb 29 19
Apt 240 1BR 1 738 $1,310 Inactive Nov 24 96
Apt 174 1BR 1 738 $1,300 Inactive Sep 12 17
Apt 111 1BR 1 738 $1,300 Inactive Feb 27 3
Apt 137 1BR 1 750 $1,297 Inactive Oct 27 286
Apt 439 1BR 1 738 $1,285 Inactive Oct 27 338
Rental Notes

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Demographics

CITYPLACE HEIGHTS exhibits acute affordability strain in its immediate submarket while anchoring a high-income, renter-concentrated urban core. The 1-mile radius's 22.5% affordability ratio—meaning monthly rent consumes that percentage of median household income—exceeds the 20% prudent threshold, despite $100.8K median income; this tightness softens to 19.6% at 3 miles ($112.4K income) but suggests the property commands premium rents relative to immediate neighborhood wage levels. The 1-mile renter concentration of 73.5% signals strong demand depth, though this drops materially to 64.4% at 5 miles, confirming CITYPLACE operates in an urban-core demographic pocket rather than a broader suburban rental market. Income distribution skews heavily toward affluent renters—31.6% earn $150K+ within 1 mile—indicating this is a lifestyle/amenity-driven product serving high-earners rather than workforce housing, a positioning that justifies the 22.5% ratio if unit quality and location command brand premium.

AI analysis · Updated 9 days ago

1-Mile Radius

Population
38,609
Households
23,837
Avg Household Size
1.64
Median HH Income
$100,760
Median Home Value
$425,576
Median Rent
$1,891
% Renter Occupied
73.5%
Affordability
22.5% (rent/income)
Income Distribution
<$25k $150k+

3-Mile Radius

Population
184,003
Households
98,043
Avg Household Size
1.83
Median HH Income
$112,361
Median Home Value
$603,169
Median Rent
$1,832
% Renter Occupied
69.3%
Affordability
19.6% (rent/income)
Income Distribution
<$25k $150k+

5-Mile Radius

Population
362,105
Households
176,530
Avg Household Size
2.11
Median HH Income
$105,435
Median Home Value
$541,193
Median Rent
$1,716
% Renter Occupied
64.4%
Affordability
19.5% (rent/income)
Income Distribution
<$25k $150k+

Source: US Census ACS 5-Year Estimates (2023) · 14 tracts (1mi)

Demographics Notes

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Unit Mix

Unit Mix Analysis – CityPlace Heights

The property is heavily concentrated in one-bedrooms (46.7% of the 396-unit portfolio), with two-bedrooms comprising just 20.0%, and no three-bedroom or studio inventory—a narrow product that caters exclusively to young professionals and small households. Only 22 units (5.6% of the portfolio) are currently listed, limiting rent trend visibility, but available comps show expected rent progression: one-bedrooms at $1.6K average versus two-bedrooms at $2.1K, an 27.0% premium that slightly underperforms typical market rent-per-sqft ratios ($1.84/sqft for 1BR vs $1.64/sqft for 2BR). The absence of three-bedroom units and studios eliminates upside exposure to both family formations and value-seeking renters, making this asset sensitive to demographic shifts away from the young professional cohort.

AI analysis · Updated 9 days ago

Estimated from 264 listed units (66.7% of 396 total)

1BR 185 units
2BR 79 units
Unit Mix Notes

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Amenities Notes

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Appraisal History

Appraisal History: The property shows minimal appreciation at 1.9% YoY, landing at $81.0M (or $204.5K per unit). The 14.2% land-to-total-value ratio ($11.5M) is tight for a 2012-vintage asset, leaving limited redeployment optionality if a value-add repositioning becomes necessary. With improvements representing 85.8% of appraised value, any significant capital investment would need to substantially improve rents or occupancy to move the needle on returns.

AI analysis · Updated 21 days ago
Year Total Value Change
2025 $81,000,000 +1.9%
Appraisal Notes

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Google Reviews

Critical deterioration in operational quality undermines asset value. The 2.4-point collapse in average rating over the past six months (4.2 to 1.8) reflects systemic management failure, not isolated incidents. Recurring themes in recent 1-star reviews—mold in HVAC systems, pest infestations (roaches), aggressive move-out fees ($750 charges), and staff turnover ("three different community directors")—signal deferred maintenance and poor resident relations. The leasing team (particularly Caleb/Caeleb) carries disproportionate weight in positive reviews, masking underlying property and operational dysfunction; once residents move past lease-up, satisfaction evaporates. This review trajectory suggests either recent management transition mismanagement or property condition decline that will pressure retention and rental growth assumptions in underwriting.

AI analysis · Updated 1 day ago

Rating Distribution

5★
262 (71%)
4★
13 (4%)
3★
6 (2%)
2★
9 (2%)
1★
81 (22%)

371 reviews total

Rating Trend

Reviews

Taylor Brewster ★☆☆☆☆ Feb 2026

This used to be a beautifully managed and well-maintained apartment complex. However, since I moved in, we’ve had three different community directors, and with each change, things have only gotten worse. The problems have become especially noticeable over the past six months. There seems to be more pet waste than ever — I’ve seen urine in the elevator multiple times, and my roommate even stepped in dog feces in the hallway. The elevator only works about 50% of the time. When the garage was painted, overspray got on my car — even though I was parked on a different floor. The gym is another major disappointment. Most of the equipment doesn’t function properly, yet management decided to replace the flooring instead of fixing the machines. It’s frustrating that they would update the floor but ignore the broken equipment. Security is also a concern. A friend’s car was broken into in guest parking, and package theft is common. The most concerning issue for me has been the mold growing under my sink after a leak. Despite submitting multiple maintenance requests, speaking directly with the leasing office, and even contacting area management, no one has come to inspect it or ensure that it isn’t harmful to my health. This has made me seriously regret living here. The pool is rarely clean. This past summer, it was dirty and poorly maintained. Despite what is advertised, there really are no meaningful amenities here. Overall, I’m extremely disappointed with my experience living here and strongly advise looking elsewhere. Don’t be fooled by the attractive price or the listed amenities.

Owner response · Jul 2024

Hi Taylor! We're delighted to hear you're enjoying the community and we appreciate you taking the time to call out Alisha! They really are an integral part of our team! Thanks so much for your 5-star review! Thank you! Cityplace Heights Team

Camryn Reyes ★★★★★ Dec 2025

My leasing agent Caleb was extremely helpful and very knowledgeable through my tour and move in process. He answered all of my questions and has been very helpful over this last month. Highly recommend him if you need help or have questions. 5 stars for him

Owner response · Dec 2025

Hi Camryn, Thank you for your wonderful review! We're thrilled to hear that Caleb provided such helpful and knowledgeable service during your tour and move-in process. We appreciate your recommendation and are glad to have you as part of our community!

Jessica Spearman ★☆☆☆☆ Nov 2025

Be prepared to face $750 in move-out “cleaning” charges, even with no damages. I was informed that per the lease, this is their common practice. See attached photo, which states that these charges are automatically applied. I’m writing this as someone who takes care of where I live and has never lost a deposit. I knew I wouldn’t be in my unit long, so I was intentional about keeping the apartment in perfect condition. I didn’t mount my TVs, I hung only 3 pictures and one shelf, I avoided anything that could risk damage. There were no stains, no spills, no pets, no damage of any kind, and I cleaned the unit before handing over my keys. I have moved into a larger unit within the same building and was excited to make it a home and stay for several years. I wanted to hang shelves, mount my TVs, decorate, and actually settle in. But today after being charged $750 for a few nail holes and basic living, I’m now second-guessing everything. During my move-out walk-through, the staff even told me everything looked good, and that aside from standard paint, the only thing I may be charged for would be any damage to appliances. There was zero damage. So imagine my shock when I received $750 in move-out charges. Here’s the exact breakdown of what they attempted to charge: • Carpet Cleaning: $135 • Apartment Cleaning: $185 • Painting: $260 • Buffing the Stovetop: $70 • Trash Removal Fee: $50 (there was no trash left inside the unit, I utilized the valet service) • “Heavy Carpet Cleaning”: $50 TOTAL ATTEMPTED CHARGES: $750 Two of these charges were completely unjustified and I was able to get them removed: • The trash fee was added even though I followed every valet trash rule. • The “heavy carpet cleaning” fee was added even though the carpet had no stains, no spills, and no pet damage. After pushing back, I got those two charges removed , bringing the total down to $650. But even $650 for an apartment with no damages is unreasonable and feels like a blatant attempt to profit off tenants during move-out. If you are considering moving here, expect hundreds of dollars in additional “cleaning” charges, even with zero damage.Realistically, budget $700–$800 for move-out fees, because that is what this property will charge. I genuinely like my new apartment and had planned to stay here long-term, but the move-out billing practices feel inflated, arbitrary, and deeply unfair. The system feels designed to ensure no one receives their deposit and ends up paying upon move out. Updating to add- now that the cleaning product smell has worn off in my new unit my flooring in the kitchen and laundry room smells like pee from the previous unit, and there are other problems as well. I have not been able to get maintenance out here to help with issues in the new apartment.

Owner response · Dec 2025

Hi Jessica, Thank you for your detailed feedback. We understand your concerns regarding the move-out charges and the experience you've described. We take such matters seriously and are committed to ensuring a fair and transparent process for all residents. We encourage you to reach out to our management team directly to discuss your situation further. Additionally, we're sorry to hear about the issues in your new unit and recommend contacting our maintenance team to address these concerns. We value your residency and are here to help!

Tabitha ★☆☆☆☆ Local Guide Nov 2025

Initially, I posted a good review, but updating to say staying here has not lived up to standard. If possible, find some other place to go.

Owner response · Mar 2025

Hello Tabitha! We're absolutely thrilled to hear about your positive experience with Norma and Alisha. It's wonderful to know that they were able to assist you effectively and make your process stress-free. We're excited for you to move into your new home and join our community. Thank you for your kind words and we look forward to seeing your photos!

Mandana ★☆☆☆☆ Oct 2025 👍 1

I lived here for 4 years, and the worst part of my experience was the MOLD. It was coming out of the air vents and visibly spreading around them. Management was ok — Tyler was helpful and had the vents professionally cleaned, but the mold inevitably came back. It eventually spread to my shoes and carpet, forcing me to throw away many of my belongings. It was the property’s responsibility to properly remediate the hazard, and I should not have had to deal with the cleaning process myself. Yet, when I moved out, they still charged me a cleaning fee, despite the fact that I had deep-cleaned and sanitized the entire apartment due to their unresolved mold problem. I know this wasn’t just an issue in my unit because I frequently saw the Pur360 mold testing company vehicle at the complex. They also charged me for painting the unit upon move-out, even though repainting is standard for new tenants. Management seems determined to find any excuse to withhold deposits and add unjustified fees. The elevators are constantly broken and rarely repaired in a timely manner. The only elevator that accesses the 7th-floor parking garage (where guests park) was out of service for four months, forcing guests to walk up and down six flights of stairs — completely unacceptable. The hallways and elevators also stink. There’s often dog urine and feces in the elevators and hallways, which soak into the carpet and cause a disgusting, lingering smell throughout the complex. I understand that every apartment complex has issues, but this was completely unacceptable. Yes, the rent is cheaper than nearby properties, but you’re trading a few hundred dollars for unsafe and unsanitary living conditions..

Owner response · Nov 2025

Hi Mandana, Thank you for your detailed feedback. We're sorry to hear about your experience with mold and maintenance issues during your stay. We take these concerns seriously and are committed to addressing them to improve our community. Your comments about the cleanliness and maintenance of the property are noted, and we will review our processes to ensure better service. We appreciate your input and will use it to strive for a better living environment for all residents.

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Data Sources

Apify Google Places (Scraper)
Last updated: Feb 26, 2026 9 fields
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