9501 Vis Way Garfield Heights, OH 44125-5322
Entity Owned
18-yr Hold
Free & Clear
Estimated value (blended)
$600k
Range $540k – $660k (±10%)
Property ID
US66-1532260
Property summary
AI-generated overview
The Shoppes of Vista Way offers exceptional retail and office space in Garfield Heights, Ohio. This Class A property, built in 2000, boasts a prime location at 9501 Vista Way, 44125, within Cuyahoga County. The center benefits from high traffic counts due to its proximity to Highland Light Industrial Park and several large office buildings. Three spaces are currently available, ranging from 1,538 to 2,014 square feet, providing flexibility for various business needs. The property features ample parking with 150 spaces and elevators for convenient access. This is an excellent opportunity to establish a presence alongside reputable businesses such as the Cleveland Clinic, GPD Group, Chipotle, Penn Station, Verizon, and Starbucks. The multiple tenancy structure allows for a diverse and vibrant business environment. The property's central location and high visibility make it an ideal choice for a variety of retail, restaurant, or office uses. This is a rare opportunity to secure space in a thriving commercial center with strong existing tenants and high foot traffic. Contact us today to learn more about leasing opportunities and explore the potential of this exceptional property.
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2005
Construction
TYPE NOT SPECIFIED
Total area
28,872 SF
Lot
2.12 ac (92,478 SF)
Zoning code
U-11A
APN
542-16-002
UPID
US66-1532260
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.43M
Blend (final)
Blend
$600k
Owner & transaction history
since 2007
4 recorded transactions
Zoning & alternative use
U-11A · Garfield Heights, OH
Top alternative use upside
Medical building
$3.1M
+7.3%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 3 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
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Summary
1
Valuation conclusion
Included free
Estimated market value
$600k
Value range
$540k – $660k
±10% around blend
Estimated value / SF
$21 / SF
Confidence
Low
3 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
30
$540k
blend $600k
$660k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
28,872 SF
Lot area
2.12 ac
Year built
2005
Stories
2
APN
542-16-002
Assessed value
$644,810
Annual tax
$75,250
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$552k
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
11.5 mi away · 23,400 SF
16.6 mi away · 34,266 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$600k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 60 sales
$101
-79%
County 66 sales
$106
-80%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $21/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Medical Building
Gross theoretical uplift
+7%
vs current-use indication
Neighborhood: Shopping Center · current use
Warehouse, Storage
Auto Repair, Garage
Commercial (general)
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$645k
Move the market yield to see immediate price impact.
Value / SF
$22
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$41k
$812k
$580k
$451k
$45k
$903k
$645k
$502k
$50k
$993k
$709k
$552k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$150k
5.4 mi · Nov 2025 · $6/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$75,250
Tax year 2023
Assessed value
$644,810
Assessed 2023
Previous assessed
$644,810
+0.0% YoY
Effective rate
11.67%
On assessed value
Assessed land
$267,580
Assessed improvement
$377,230
Land market value
$764,500
Improvement market value
$1,077,800
Total market value
$1,842,300
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2005
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
2
Units
10
Rooms
5
Bathrooms
1
Total area
28,872 SF
Lot
2.12 ac (92,478 SF)
Zoning code
U-11A
APN
542-16-002
UPID
US66-1532260
Jurisdiction
CUYAHOGA
Zoning & alternative use
U-11A · Garfield Heights, OHZoning U-11A · permitted uses
U-11A · Garfield Heights, OH
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2005
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
Yes
Stories
2
Units
10
Rooms
5
Bathrooms
1
Lot
2.12 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
U-11A
Jurisdiction
Garfield Heights, OH
Recorded code
U-11A
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for U-11A in Garfield Heights, OH.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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