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 Market302
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: Sep 15 at 5:06AM
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 conventional restaurant is positioned within the Antelope Valley Mall food court area and includes a fully equipped kitchen prepared for ongoing cooking operations. The property contains 890 square feet and was built in 1990, with stucco construction and a composition roof. Central heating and central air conditioning serve the premises.
The restaurant is located at 1233 W Rancho Vista Boulevard in Palmdale, California. C3 zoning is identified for the property. Business details, including assets and financial information, are subject to an NDA, a completed buyer profile, proof of funds, and agreement to the stated pre-due-diligence communication requirements.
The restaurant is located at 1233 W Rancho Vista Boulevard in Palmdale, California. C3 zoning is identified for the property. Business details, including assets and financial information, are subject to an NDA, a completed buyer profile, proof of funds, and agreement to the stated pre-due-diligence communication requirements.
Key Highlights
- Restaurant space in the Antelope Valley Mall food court area
- Fully equipped kitchen included
- 890 square feet of restaurant space
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
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Open Analytics
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in West region
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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 - Established restaurant premises with a fully equipped kitchen in the Antelope Valley Mall food court area.
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: Restaurant space in the Antelope Valley Mall food court area; Fully equipped kitchen included; 890 square feet of restaurant space
