Fast-Casual Restaurant with Modern
For Sale
$375,000
Glades rd, Boca Raton, FL 33434
Business Opportunity, Boca Raton, FL
Property Size1,490 SF
Price / SF$251.68
Days on Market175
Property Features for Glades rd
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
4250
Standard status
Active
Size
1,490 SF
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2021
Building materials
Block
Listing Agency:
Exit Realty Premier Elite
(561) 967-3948
Listed By:
Adrian Antonio Ruiz Trelles · License #3491786
(561) 385-3035
Added: Feb 27
Changed: Aug 19
Last Checked: Aug 21 at 1:06PM
MLS# R11167516
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 established fast-casual cafe occupies 1,490 square feet within a neighborhood shopping plaza in Boca Raton. The operation includes a modern buildout, restaurant equipment, established operating systems, and trained staff. Central heating and central air conditioning serve the space, while block construction, public water, and public sewer are documented for the property. Built in 2021, the business operates under the 3 Natives name.
The cafe is located on Glades Rd in Boca Raton, surrounded by national retailers, fitness centers, medical offices, and residential communities. The existing setting provides storefront exposure and recurring pedestrian activity within the plaza. The offering includes the operating business and its established customer base, with lease terms described as providing stability and room for growth.
The cafe is located on Glades Rd in Boca Raton, surrounded by national retailers, fitness centers, medical offices, and residential communities. The existing setting provides storefront exposure and recurring pedestrian activity within the plaza. The offering includes the operating business and its established customer base, with lease terms described as providing stability and room for growth.
Key Highlights
- 1,490‑square‑foot fast‑casual cafe in a neighborhood shopping plaza
- 3 Natives cafe established with trained staff and operating systems
- Modern buildout with restaurant equipment in place
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
$28,684
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
7.65%
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%
$573,680
$573.7K
Cap Rate 7%
$409,771
$409.8K
Cap Rate 9%
$318,711
$318.7K
Market Conditions
NOI Build-Up for 1,490 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
$41.1K $27.60/SF
− Vacancy
−$2.9K −$1.93/SF
EGI
$38.2K $25.67/SF
− OpEx
−$9.6K −$6.42/SF
NOI
$28.7K $19.25/SF
Area
Palm Beach 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%
$573,680
Cap Rate 7%
$409,771
Cap Rate 9%
$318,711
Alternative Uses
Best Use
Specialty Retail
$409.8K
$358.6K – $478.1K
NOI $28,684 @ 7.0% cap · market cap 7.65%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.05M
$918.2K – $1.22M
NOI $73,454 @ 7.0% cap · market cap 19.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
3,803
Businesses Nearby
47k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 45%
Apparel 25%
Shops & Services 22%
Home Improvements & Furnishings 8%
Wendy's
Dining
10,570 visits/mo
0.3 miles
7-Eleven
Shops & Services
6,563 visits/mo
0.1 miles
Kendra Scott
Apparel
6,560 visits/mo
0.5 miles
Einstein Bros Bagels
Dining
5,573 visits/mo
0.5 miles
Tommy Bahama
Apparel
5,218 visits/mo
0.5 miles
Demographics for 33434, FL
21,003
Population
13,570
Households
1.5
Avg Household Size
63
Median Age
56%
College-Educated
95%
High-School Grad
6.9 sq mi
ZIP Area
3,044
Density / Sq Mi
$75,480
Median Household Income
$51,830
Median Earnings
$1,500
Median Rent
$379,300
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Established cafe operation with restaurant equipment, trained staff, and central HVAC in a neighborhood shopping plaza.
Where is this conventional restaurant located?
The property is located at Glades rd Boca Raton, FL.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: 1,490‑square‑foot fast‑casual cafe in a neighborhood shopping plaza; 3 Natives cafe established with trained staff and operating systems; Modern buildout with restaurant equipment in place
