Breakfast Diner With Outdoor
For Sale
$125,000
2043 S ATLANTIC Ave 105, Daytona Beach Shores, FL 32118
Established restaurant operating seven days weekly with breakfast and lunch service plus seating beyond the main dining area.
Property Size331 SF
Days on Market134
Property Features for 2043 S ATLANTIC Ave 105
General Information
Standard status
Active
Size
331 SF
Property subtype
Commercial
Additional Details
Business Included
Yes
Patio
Yes
Taxes and HOA fees
Annual Taxes
$1,167
Building Details
Building Size
331 SF
Year Built
1960
Stories
7
Listed By:
Andy Tolbert
(407) 448-4994
Source:
Elliman
Added: Apr 24
Changed: Sep 4
Last Checked: Aug 30 at 8:40AM
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 Andy Tolbert
Investment Insights
Based on property information with market context.
This breakfast diner operates seven days a week with a service schedule focused on breakfast and lunch. The dining room accommodates over 70 seats, with additional outdoor seating available for customers. The property also features distinctive décor and an operating history spanning more than two decades.
Located at 2043 S Atlantic Avenue in Daytona Beach, Florida, the business is offered with its existing lease arrangement. The current staff is expected to remain, providing continuity for the ongoing operation.
Located at 2043 S Atlantic Avenue in Daytona Beach, Florida, the business is offered with its existing lease arrangement. The current staff is expected to remain, providing continuity for the ongoing operation.
Key Highlights
- Over 70 interior seats plus outdoor seating
- Breakfast and lunch operation open 7 days a week
- More than 2 decades in business
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
$5,026
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
4.02%
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%
$100,520
$100.5K
Cap Rate 7%
$71,800
$71.8K
Cap Rate 9%
$55,844
$55.8K
Market Conditions
NOI Build-Up for 331 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
$7.3K $21.96/SF
− Vacancy
−$567 −$1.71/SF
EGI
$6.7K $20.25/SF
− OpEx
−$1.7K −$5.06/SF
NOI
$5.0K $15.19/SF
Area
Volusia County, FL
Vacancy
7.80%
Lease Rate
$21.96 /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%
$100,520
Cap Rate 7%
$71,800
Cap Rate 9%
$55,844
Alternative Uses
Best Use
Specialty Retail
$71.8K
$62.8K – $83.8K
NOI $5,026 @ 7.0% cap · market cap 4.02%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$97.6K
$85.4K – $113.9K
NOI $6,832 @ 7.0% cap · market cap 5.47%
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
588
Businesses Nearby
22k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 88%
Dining 12%
7-Eleven
Shops & Services
9,090 visits/mo
0.5 miles
Sunoco
Shops & Services
7,054 visits/mo
0.3 miles
7-Eleven
Shops & Services
3,684 visits/mo
0.2 miles
Pizza Hut
Dining
2,628 visits/mo
0.4 miles
Demographics for 32118, FL
17,906
Population
16,390
Households
1.1
Avg Household Size
58
Median Age
31%
College-Educated
94%
High-School Grad
4.2 sq mi
ZIP Area
4,263
Density / Sq Mi
$60,418
Median Household Income
$36,153
Median Earnings
$1,283
Median Rent
$339,500
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Breakfast & diner - Established restaurant operating seven days weekly with breakfast and lunch service plus seating beyond the main dining area.
Where is this breakfast & diner located?
The property is located at 2043 S ATLANTIC Ave 105 Daytona Beach Shores, FL.
What is the asking price?
The asking price for this property is $125,000.
What are key features of this property?
This property features: Over 70 interior seats plus outdoor seating; Breakfast and lunch operation open 7 days a week; More than 2 decades in business
