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Property profile & analytics
OFF-MARKET
Estimated value
$5,040,000
Strip malls
3265 Business Park Dr Vista, CA 92081-8552
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9665825
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2000
Total area
4,430 SF
Lot
1.21 ac (52,707 SF)
Zoning code
COMMERCIAL
APN
221-661-41-00
UPID
US09-9665825
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
-
ICHIBAN RAMEN AND SUSHI Restaurant
-
Mexico Viejo Restaurant
-
Glutenus Maximus Bakehouse Bakery Specialty Food Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.71M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.04M
Owner & transaction history
Vistahubsc LLC · 4 yrs held
Vistahubsc LLC
since 2022
Last sale
$5.3M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Vista, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$7.3M
+82.4%
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
$4,850,000
ML approach
$4,710,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$3,990,000
Current use
COMMERCIAL (GENERAL)
$7,280,000
Change: +82% · Conversion: Easy
Blend value · Realmo final
$5.04M
Range $4.54M – $5.54M · ±10% · vs last sale $5.30M (Apr 11 2022)
Last sale anchor
$5.30M
Apr 11 2022
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
$1,138 / 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
$44,414
Tax year 2024
Assessed value
$2,913,120
Assessed 2024
Previous assessed
$2,913,120
+0.0% YoY
Effective rate
1.52%
On assessed value
Assessed land
$2,080,800
Assessed improvement
$832,320
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2000
Heating
NONE
Units
1
Total area
4,430 SF
Lot
1.21 ac (52,707 SF)
Zoning code
COMMERCIAL
APN
221-661-41-00
UPID
US09-9665825
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Vista, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$4.0M
COMMERCIAL (GENERAL)
Est. value
$7.3M
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
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
2000
Heating
NONE
Units
1
Lot
1.21 ac
Current owner
From public records · entity-resolved
Vistahubsc LLC
Entity
Mailing address
331 PLAYA DEL NORTE, LA JOLLA, CA 92037-5910
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Apr 11, 2022
$5,300,000
Vistahubsc LLC
Jsw Vista Palomar LLC
Grant Deed
—
Oct 29, 2019
—
Jsw Vista Palomar LLC
—
Grant Deed
related
$7,200,000 · Goldman Sachs Bk USA
Jul 1, 2016
$6,050,000
Jsw Vista Palomar LLC
Norco Vista LLC
Grant Deed
$4,800,000 · Rabobank
Feb 28, 2014
—
Norco Estate Investment LLC
3211-3281 Business Park Drive Holdi
Grant Deed
$4,500,000 · Pacific Commerce Bank
Jul 18, 2013
$8,500,000
Busn Park Drive Hold 3211-3281
Old Republic Title Co
Trustees Deed
related
—
Apr 30, 2007
—
Vista Palomar Park Ptrs
Springhawk Corp
Deed Of Trust
related
$11,100,000 · Goldman Sachs Comm'l Mtg Cap
Dec 12, 2001
—
Us Bank Trust NA
—
Deed Of Trust
related
$1,661,392 · Us Bank NA
May 30, 2001
$6,456,000
Springhawk Corp
Vista Palomar Park LLC
Grant Deed
$2,580,000 · Us Bank NA
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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