Renovated Restaurant
For Sale
$315,000
12304 Mountain Mesa Road, Lake Isabella, CA 93240
Lake views, large windows, and updated dining and kitchen areas define this adaptable eating establishment.
Property Size1,470 SF
Price / SF$214.29
Days on Market451
Property Features for 12304 Mountain Mesa Road
General Information
Standard status
Active
Size
1,470 SF
Property subtype
General Commercial
Amenities
3
Building Details
Year Built
1980
Listing Agency:
Broker X
(661) 348-6014
Listed By:
Gregory Collins
(661) 348-6014
Source:
Xome
Added: Jun 6, 2025
Changed: Aug 29
Last Checked: Aug 29 at 2:22PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Broker X
Investment Insights
Based on property information with market context.
This 1,470-square-foot restaurant property includes a renovated dining area and kitchen, along with additional space suited to an eating establishment, cafe, or restaurant use. Large windows bring in natural light, while a modern HVAC system supports the interior environment. The property was built in 1980.
A lake view adds to the setting, and the property is located at 12304 Mountain Mesa Road in Lake Isabella, California. Dedicated parking includes 10+ spaces, with access to public roads providing a direct connection for employees and customers.
A lake view adds to the setting, and the property is located at 12304 Mountain Mesa Road in Lake Isabella, California. Dedicated parking includes 10+ spaces, with access to public roads providing a direct connection for employees and customers.
Key Highlights
- 1,470 square feet of restaurant space
- Renovated dining area and kitchen
- Large windows with natural light
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
$16,253
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
5.16%
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%
$325,060
$325.1K
Cap Rate 7%
$232,186
$232.2K
Cap Rate 9%
$180,589
$180.6K
Market Conditions
NOI Build-Up for 1,470 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
$22.9K $15.60/SF
− Vacancy
−$1.3K −$0.86/SF
EGI
$21.7K $14.74/SF
− OpEx
−$5.4K −$3.69/SF
NOI
$16.3K $11.06/SF
Area
Kern County, CA
Vacancy
5.50%
Lease Rate
$15.60 /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%
$325,060
Cap Rate 7%
$232,186
Cap Rate 9%
$180,589
Alternative Uses
Best Use
Specialty Retail
$232.2K
$203.2K – $270.9K
NOI $16,253 @ 7.0% cap · market cap 5.16%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$314.0K
$274.8K – $366.4K
NOI $21,982 @ 7.0% cap · market cap 6.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
107
Businesses Nearby
9k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 80%
Home Improvements & Furnishings 20%
Dollar General
Shops & Services
5,145 visits/mo
0.3 miles
Shell
Shops & Services
2,386 visits/mo
0.1 miles
True Value Hardware
Home Improvements & Furnishings
1,927 visits/mo
0.2 miles
Demographics for 93240, CA
5,691
Population
3,319
Households
1.7
Avg Household Size
50
Median Age
10%
College-Educated
91%
High-School Grad
58.0 sq mi
ZIP Area
98
Density / Sq Mi
$28,535
Median Household Income
$30,898
Median Earnings
$1,129
Median Rent
$203,500
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.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Lake views, large windows, and updated dining and kitchen areas define this adaptable eating establishment.
Where is this conventional restaurant located?
The property is located at 12304 Mountain Mesa Road Lake Isabella, CA.
What is the asking price?
The asking price for this property is $315,000.
What are key features of this property?
This property features: 1,470 square feet of restaurant space; Renovated dining area and kitchen; Large windows with natural light
