Food Court Restaurant with
For Sale
$140,000
1233 W Rancho Vista Boulevard, Palmdale, CA 93551
Established food-service operation with a fully equipped kitchen in the Antelope Valley Mall food court area.
Property Size890 SF
Price / SF$157.30
Days on Market29
Property Features for 1233 W Rancho Vista Boulevard
General Information
Standard status
Active
Size
890 SF
Property subtype
Business Opportunity
Additional Details
Business Included
Yes
Building Details
Year Built
1990
Listing Agency:
Keller Williams Realty A.V.
(661) 418-3375
Listed By:
Netzahualcoy Sanchez · License #01510426
Source:
Jessicadixonrealty
Added: Aug 5
Changed: Aug 31
Last Checked: Sep 1 at 10:25PM
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 Keller Williams Realty A.V.
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 information identifies the restaurant as an established dining business with customer activity generated by the surrounding food-court setting.
The restaurant is located at 1233 W Rancho Vista Boulevard in Palmdale, California. Originally built in 1990, the operation is being offered with business details, including assets and financial information, available through a buyer qualification and confidentiality process.
The restaurant is located at 1233 W Rancho Vista Boulevard in Palmdale, California. Originally built in 1990, the operation is being offered with business details, including assets and financial information, available through a buyer qualification and confidentiality process.
Key Highlights
- Fully equipped kitchen in place for restaurant operations
- Located in the Antelope Valley Mall food court area
- Address: 1233 W Rancho Vista Boulevard, Palmdale, CA 93551
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
922
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 - Established food-service operation 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: Fully equipped kitchen in place for restaurant operations; Located in the Antelope Valley Mall food court area; Address: 1233 W Rancho Vista Boulevard, Palmdale, CA 93551
