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Property profile & analytics
OFF-MARKET
Estimated value
$1,220,000
Strip malls
3295 Business Park Dr Vista, CA 92081-8554
Entity Owned
10-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9689873
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2002
Total area
4,862 SF
Lot
0.94 ac (40,946 SF)
Zoning code
COMMERCIAL
APN
221-661-34-00
UPID
US09-9689873
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
-
Starbucks Cafe & Coffee Shop
-
Flame Broiler Restaurant
-
Acropolis Greek Grill Restaurant
-
Corcoran Global Living Real Estate Agency
-
Erika Patron Real Estate Professional with Coastal Premier Properties Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.02M
Blend (final)
Blend
$1.22M
Owner & transaction history
Viktor Real Estate Inv LLC · 10 yrs held
Viktor Real Estate Inv LLC
since 2016
6 recorded transactions
Zoning & alternative use
COMMERCIAL · 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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.22M
Range $1.10M – $1.34M · ±10%
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
$251 / 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
$69,281
Tax year 2024
Assessed value
$5,575,360
Assessed 2024
Previous assessed
$5,575,360
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,672,607
Assessed improvement
$3,902,753
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
2002
Heating
NONE
Units
1
Total area
4,862 SF
Lot
0.94 ac (40,946 SF)
Zoning code
COMMERCIAL
APN
221-661-34-00
UPID
US09-9689873
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.
Building & site characteristics
From public records
Year built
2002
Heating
NONE
Units
1
Lot
0.94 ac
Current owner
From public records · entity-resolved
Viktor Real Estate Inv LLC
Entity
Mailing address
511 BELLAGIO TER, LOS ANGELES, CA 90049-1708
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 1, 2016
$4,900,000
Viktor Real Estate Inv LLC
3295 Business Park LLC
Grant Deed
—
Aug 20, 2014
$1,725,000
3295 Business Park LLC
Sorrento Square LLC
Grant Deed
$1,800,000 · Nascimento 2000 Family Tr (pt)
Sep 23, 2002
—
Sorrento Square LLC
—
Trustees Deed
related
$1,164,000 · First Pacific Bank California
Sep 18, 2002
—
Sorrento Square LLC
Springhawk Corp
Grant Deed
related
—
May 30, 2001
$6,456,000
Springhawk Corp
Vista Palomar Park LLC
Grant Deed
$2,580,000 · Us Bank NA
—
—
Sorrento Square LLC
—
Deed Of Trust
related
$1,597,500 · San Diego County Cu
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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