Freestanding Restaurant with Outdoor
For Sale
$800,000
16758 E Glenbrook Blvd, Fountain Hills, AZ 85268
The property includes C 1 zoning, a Series 12 Liquor License, and on-site parking.
Property Size2,781 SF
Price / SF$287.67
Days on Market547
Property Features for 16758 E Glenbrook Blvd
General Information
Standard status
Active
Size
2,781 SF
Property subtype
Commercial
Restaurant
Patio
Yes
Liquor License
Yes
Additional Details
Business Included
Yes
Building Details
Year Built
1987
Buildings
1
Listing Agency:
HomeSmart
(480) 443-7400
Listed By:
Tommy Morano · License #SA511027000
Source:
Phoenixmetrohomefinder
Added: Mar 2, 2025
Changed: Aug 30
Last Checked: Aug 30 at 6:08PM
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 HomeSmart
Investment Insights
Based on property information with market context.
This freestanding restaurant property includes approximately 3,500 square feet of building area, an outdoor patio, and on-site parking for customers and staff. The improvements are configured for restaurant and bar operations, with a Series 12 Liquor License included in the offering. Built in 1987, the property provides an established commercial setting for food-and-beverage use.
The property is located at 16758 E Glenbrook Boulevard in Fountain Hills, Arizona. C 1 zoning is in place, and the combination of indoor dining space, outdoor seating, liquor licensing, and parking supports a range of restaurant concepts within the existing format.
The property is located at 16758 E Glenbrook Boulevard in Fountain Hills, Arizona. C 1 zoning is in place, and the combination of indoor dining space, outdoor seating, liquor licensing, and parking supports a range of restaurant concepts within the existing format.
Key Highlights
- Approximately 3,500 square feet of freestanding restaurant and bar space
- Outdoor patio provides additional dining area
- Series 12 Liquor License included
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
$46,804
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
5.85%
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%
$936,080
$936.1K
Cap Rate 7%
$668,629
$668.6K
Cap Rate 9%
$520,044
$520.0K
Market Conditions
NOI Build-Up for 2,781 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
$66.7K $24.00/SF
− Vacancy
−$4.3K −$1.56/SF
EGI
$62.4K $22.44/SF
− OpEx
−$15.6K −$5.61/SF
NOI
$46.8K $16.83/SF
Area
Maricopa County, AZ
Vacancy
6.50%
Lease Rate
$24.00 /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%
$936,080
Cap Rate 7%
$668,629
Cap Rate 9%
$520,044
Alternative Uses
Best Use
Specialty Retail
$668.6K
$585.1K – $780.1K
NOI $46,804 @ 7.0% cap · market cap 5.85%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$860.2K
$752.7K – $1.00M
NOI $60,217 @ 7.0% cap · market cap 7.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Liquor license
Location Intelligence
Trade Area within ½ mile
147
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 85268, AZ
24,031
Population
13,429
Households
1.8
Avg Household Size
61
Median Age
50%
College-Educated
97%
High-School Grad
20.5 sq mi
ZIP Area
1,172
Density / Sq Mi
$105,288
Median Household Income
$55,054
Median Earnings
$1,781
Median Rent
$576,700
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 - The property includes C 1 zoning, a Series 12 Liquor License, and on-site parking.
Where is this conventional restaurant located?
The property is located at 16758 E Glenbrook Blvd Fountain Hills, AZ.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: Approximately 3,500 square feet of freestanding restaurant and bar space; Outdoor patio provides additional dining area; Series 12 Liquor License included
