Food Court Restaurant with
For Sale
$140,000
1233 W Rancho Vista Boulevard, Palmdale, CA 93551
Business Opportunity, Palmdale, CA
Property Size890 SF
Lot Size29,759.00 Acres
Price / SF$157.30
Days on Market281
Property Features for 1233 W Rancho Vista Boulevard
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C3
Directions
Corner of Rancho Vista Blvd and 10th St West.
Subdivision
08 - Palm Div to 110th W
Standard status
Active
APN
3005-038-041
Size
890 SF
Lot size
29,759.00 Acres
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1990
Building materials
Stucco
Roof type
Composition
Listing Agency:
Keller Williams Realty A.V.
(661) 538-2800
Listed By:
Netzahualcoy Sanchez · License #01510426
(661) 418-3375
Added: Nov 17, 2025
Changed: Aug 19
Last Checked: Aug 25 at 4:06AM
MLS# 25008804
Copyright © 2026 Greater Antelope Valley Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 890-square-foot conventional restaurant is positioned within the Antelope Valley Mall food court area in Palmdale. The premises include a fully equipped kitchen suited to restaurant operations, along with central heating and central air conditioning.
The property is located at 1233 W Rancho Vista Boulevard and carries C3 zoning. Built in 1990, the structure features stucco construction and a composition roof. The offering provides an established restaurant setting with existing kitchen infrastructure in a mall food court environment.
The property is located at 1233 W Rancho Vista Boulevard and carries C3 zoning. Built in 1990, the structure features stucco construction and a composition roof. The offering provides an established restaurant setting with existing kitchen infrastructure in a mall food court environment.
Key Highlights
- 890 square feet of restaurant space
- Fully equipped kitchen included
- Located in the Antelope Valley Mall food court area
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$10,385
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.42%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$207,700
$207.7K
Cap Rate 7%
$148,357
$148.4K
Cap Rate 9%
$115,389
$115.4K
Market Conditions
NOI Build-Up for 890 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$15.7K $17.64/SF
− Vacancy
−$863 −$0.97/SF
EGI
$14.8K $16.67/SF
− OpEx
−$4.5K −$5.00/SF
NOI
$10.4K $11.67/SF
Area
Palmdale, CA
Vacancy
5.50%
Lease Rate
$17.64 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$207,700
Cap Rate 7%
$148,357
Cap Rate 9%
$115,389
Alternative Uses
Best Use
Specialty Retail
$250.0K
$218.8K – $291.7K
NOI $17,502 @ 7.0% cap · market cap 12.50%
Second Best
Industrial
$148.4K
$129.8K – $173.1K
NOI $10,385 @ 7.0% cap · market cap 7.42%
Theoretical Best
Office A
$375.8K
$328.8K – $438.4K
NOI $26,305 @ 7.0% cap · market cap 18.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
866
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 93551, CA
56,001
Population
17,940
Households
3.1
Avg Household Size
38
Median Age
30%
College-Educated
87%
High-School Grad
84.8 sq mi
ZIP Area
660
Density / Sq Mi
$110,850
Median Household Income
$55,882
Median Earnings
$2,263
Median Rent
$548,800
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- CITY BUFFET — 1215 W Rancho Vista Blvd, Palmdale, CA 93551
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Mall-based dining space includes a fully equipped kitchen and central climate control.
Where is this conventional restaurant located?
The property is located at 1233 W Rancho Vista Boulevard Palmdale, CA.
What is the asking price?
The asking price for this property is $140,000.
What are key features of this property?
This property features: 890 square feet of restaurant space; Fully equipped kitchen included; Located in the Antelope Valley Mall food court area
