French Bistro with Outdoor
New
For Sale
$850,000
1576 E OAKLAND PARK Boulevard, Oakland Park, FL 33334
Business Opportunity, Oakland Park, FL
Property Size2,323 SF
Price / SF$365.91
Days on Market2
Property Features for 1576 E OAKLAND PARK Boulevard
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
B-1
Parking
29
Security features
Security Lighting
Lot features
Sidewalks
Directions
From I-95 North, take Exit 31B for Oakland Park Blvd. East and continue east on Oakland Park Blvd. Continue about 2 miles; Rendez-Vous Bakery & Bistro will be on your right.
Subdivision
3370
Standard status
Active
APN
494226250010
Size
2,323 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
CORAL BROOK 37-18 B TR A W 120 OF E 245
Tax Annual Amount
16492
Legal Description
CORAL BROOK 37-18 B TR A W 120 OF E 245
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Heat Pump (Heating), Central
Cooling system
Ductless, Heat Pump, Ceiling Fan(s), Central Air
Water source
Public
Amenities
outdoor seating
Building Details
Year built
1967
Floors in Building
1
Flooring type
Tile, Wood
Building materials
CBS
Roof type
Metal, Shingle
Listing Agency:
Keller Williams Realty Profess
(954) 630-7020
Listed By:
Richard J Toomey · License #0681892
(954) 701-0005
Added: Sep 24
Last Checked: Sep 25 at 12:06AM
MLS# B26080179
Copyright © 2026 BeachesMLS. 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 2,323-square-foot restaurant property houses an operating French bakery and bistro. The menu includes baked goods and desserts alongside breakfast, lunch, and dinner items such as crepes, quiche, French onion soup, escargots, and beef bourguignon. Outdoor seating is part of the guest area. The business has operated for more than 20 years.
Built in 1967, the building has CBS construction, tile and wood flooring, and a metal and shingle roof. B-1 zoning is listed for the property. Public water and sewer are available, along with cable service.
Built in 1967, the building has CBS construction, tile and wood flooring, and a metal and shingle roof. B-1 zoning is listed for the property. Public water and sewer are available, along with cable service.
Key Highlights
- Operating French bakery and bistro with more than 20 years of history
- 2,323‑square‑foot restaurant property
- Outdoor seating 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
$44,720
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
5.26%
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%
$894,400
$894.4K
Cap Rate 7%
$638,857
$638.9K
Cap Rate 9%
$496,889
$496.9K
Market Conditions
NOI Build-Up for 2,323 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
$64.1K $27.60/SF
− Vacancy
−$4.5K −$1.93/SF
EGI
$59.6K $25.67/SF
− OpEx
−$14.9K −$6.42/SF
NOI
$44.7K $19.25/SF
Area
Broward County, FL
Vacancy
7.00%
Lease Rate
$27.60 /SF/Yr
Expense Ratio
25.00%
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%
$894,400
Cap Rate 7%
$638,857
Cap Rate 9%
$496,889
Alternative Uses
Best Use
Specialty Retail
$638.9K
$559.0K – $745.3K
NOI $44,720 @ 7.0% cap · market cap 5.26%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.18M
$1.03M – $1.37M
NOI $82,499 @ 7.0% cap · market cap 9.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
2,851
Businesses Nearby
167k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 33%
Dining 28%
Shops & Services 27%
Apparel 9%
Publix
Groceries
47,167 visits/mo
0.5 miles
Pollo Tropical
Dining
19,290 visits/mo
0.4 miles
Goodwill
Apparel
14,265 visits/mo
0.4 miles
PDQ
Dining
13,806 visits/mo
0.4 miles
Bahama Breeze
Dining
11,507 visits/mo
0.4 miles
Demographics for 33334, FL
30,138
Population
14,314
Households
2.1
Avg Household Size
44
Median Age
33%
College-Educated
88%
High-School Grad
4.8 sq mi
ZIP Area
6,279
Density / Sq Mi
$69,512
Median Household Income
$36,895
Median Earnings
$1,615
Median Rent
$430,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in South region
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- Todd’s Catering — 953 E Oakland Park Blvd, Oakland Park, FL 33334
- Fasolinis Italian Catering — 3471 N Federal Hwy, Fort Lauderdale, FL 33306
- JUAN AND ONLY CATERING SERVICES LLC — 4072 NE 5th Terrace, Oakland Park, FL 33334
Frequently Asked Questions
What type of property is this?
Restaurant - An operating bakery and bistro offers French menu service and an outdoor dining area in Oakland Park.
Where is this restaurant located?
The property is located at 1576 E OAKLAND PARK Boulevard Oakland Park, FL.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: Operating French bakery and bistro with more than 20 years of history; 2,323‑square‑foot restaurant property; Outdoor seating area
