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Property profile & analytics
OFF-MARKET
Estimated value
$3,965,000
Community centers
951 Vis Way 53 Vista, CA 92084-5241
Individually Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9970918
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1979
Total area
6,720 SF
Lot
0.28 ac (12,293 SF)
Zoning code
COMMERCIAL
APN
176-030-28-00
UPID
US09-9970918
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
-
Dr. Jose A. Drago, DDS Dental Office
-
Drago & Drago Dental Office
-
Drago & Drago: Drago Joe DDS Dental Office
-
Dr. Ruth I. Drago, DDS Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.94M
CAP Approach
CAP
$2.70M
Comparable Approach
Comparable
$4.64M
Blend (final)
Blend
$3.97M
Owner & transaction history
Pirooz Zarrabian · 2 yrs held
Pirooz Zarrabian
since 2023
Last sale
$3.8M
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
$5,020,000
ML approach
$3,940,000
CAP Approach
CAP Return
Estimation
6%
$2,925,000
6.5%
$2,700,000
7%
$2,510,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$6,055,000
Current use
Blend value · Realmo final
$3.97M
Range $3.57M – $4.36M · ±10% · vs last sale $3.75M (Sep 15 2023)
Last sale anchor
$3.75M
Sep 15 2023
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
$590 / 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
$15,760
Tax year 2024
Assessed value
$1,286,638
Assessed 2024
Previous assessed
$1,286,638
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$514,655
Assessed improvement
$771,983
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1979
Heating
NONE
Units
1
Total area
6,720 SF
Lot
0.28 ac (12,293 SF)
Zoning code
COMMERCIAL
APN
176-030-28-00
UPID
US09-9970918
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
$6.1M
NEIGHBORHOOD: SHOPPING CENTER Current
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
1979
Heating
NONE
Units
1
Lot
0.28 ac
Current owner
From public records · entity-resolved
Pirooz Zarrabian
Individual
Free & Clear · 2 yrs held
Mailing address
860 E 1000TH OAKS BLVD #88, THOUSAND OAKS, CA 91360-6056
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
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
Sep 15, 2023
—
Pirooz Zarrabian
Pirooz Zarrabian
Intrafamily Transfer
related
—
May 29, 2020
—
Pirooz Zarrabian
Vista Lucky LLC
Quit Claim Deed
related
—
Jun 9, 2016
—
Vista Lucky LLC
Zarrabian 2015 Family Trust
Quit Claim Deed
related
—
Feb 27, 2015
—
Zarrabian 2015 Family Trust
Zarrabian Ahmad & Manijeh
Quit Claim Deed
related
—
Apr 30, 1999
$4,450,000
Zarrabian,ahmad Tr
—
Grant Deed
related
—
Nov 5, 1990
$3,750,000
Koh Trust
Hanon Enterprise
Grant Deed
$2,950,000 · Korea First Bank
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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