QSR Drive-Through with Approved
For Sale
Contact for pricing
1591 Coolwater, Barstow, CA 92311
For sale QSR site with approved plans and drive-thru, plus pylon signage visibility from I-15.
Property Size2,520 SF
Lot Size0.68 Acres
Price / SF$338.89
Days on Market782
Property Features for 1591 Coolwater
General Information
Standard status
Active
Size
2,520 SF
Lot size
0.68 Acres
Property subtype
RETAIL
Additional Details
Business Included
Yes
Amenities
pylon signage
drive-thru
Listing Agency:
The Bradco Companies
(760) 951-5111
Listed By:
Joseph Brady · License #00773589
(760) 954-4567
Source:
Moodyscre
Added: Jul 22, 2024
Changed: Aug 12
Last Checked: Sep 11 at 12:40PM
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 The Bradco Companies
Investment Insights
Based on property information with market context.
This 0.68-acre QSR property is available for sale with approved plans and a franchise for Chicken Guy. The package includes a drive-thru concept and is sized at 2,520 square feet.
The property features pylon signage visible from I-15, providing exposure from the freeway.
Situated at 1591 Coolwater in Barstow, CA 92311, this is a focused, drive-thru restaurant development opportunity supported by the stated approved plans and franchise information.
The property features pylon signage visible from I-15, providing exposure from the freeway.
Situated at 1591 Coolwater in Barstow, CA 92311, this is a focused, drive-thru restaurant development opportunity supported by the stated approved plans and franchise information.
Key Highlights
- 0.68‑acre QSR site for sale
- Approved plans included
- Drive‑thru 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
$24,439
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
2.86%
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%
$488,780
$488.8K
Cap Rate 7%
$349,129
$349.1K
Cap Rate 9%
$271,544
$271.5K
Market Conditions
NOI Build-Up for 2,520 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
$34.8K $13.80/SF
− Vacancy
−$2.2K −$0.87/SF
EGI
$32.6K $12.93/SF
− OpEx
−$8.1K −$3.23/SF
NOI
$24.4K $9.70/SF
Area
San Bernardino County, CA
Vacancy
6.30%
Lease Rate
$13.80 /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%
$488,780
Cap Rate 7%
$349,129
Cap Rate 9%
$271,544
Alternative Uses
Best Use
Specialty Retail
$349.1K
$305.5K – $407.3K
NOI $24,439 @ 7.0% cap · market cap 2.86%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$531.6K
$465.1K – $620.2K
NOI $37,209 @ 7.0% cap · market cap 4.36%
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
502
Businesses Nearby
Explore this area
Business Placement
Demographics for 92311, CA
34,524
Population
13,707
Households
2.5
Avg Household Size
33
Median Age
11%
College-Educated
84%
High-School Grad
424.4 sq mi
ZIP Area
81
Density / Sq Mi
$59,338
Median Household Income
$38,871
Median Earnings
$1,081
Median Rent
$217,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in West region
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Frequently Asked Questions
What type of property is this?
Drive through restaurant - For sale QSR site with approved plans and drive-thru, plus pylon signage visibility from I-15.
Where is this drive through restaurant located?
The property is located at 1591 Coolwater Barstow, CA.
What is the asking price?
The asking price for this property is $854,000.
What are key features of this property?
This property features: 0.68‑acre QSR site for sale; Approved plans included; Drive‑thru included
