Restaurant with Established
For Sale
$699,000
270 Shaw Avenue, Clovis, CA 93612
Tandoori pizza restaurant with dining space, operational kitchen improvements, and current beer-and-wine service.
Property Size4,000 SF
Price / SF$174.75
Days on Market10
Property Features for 270 Shaw Avenue
General Information
Standard status
Active
Size
4,000 SF
Property subtype
Business Opportunities
Additional Details
Business Included
Yes
Amenities
3
Building Details
Year Built
2023
Listing Agency:
Sonia Heer, Broker
(510) 453-1248
Listed By:
Sonia Heer
(510) 453-1248
Source:
Xome
Added: Aug 20
Changed: Aug 28
Last Checked: Aug 29 at 7:02AM
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 Sonia Heer, Broker
Investment Insights
Based on property information with market context.
This conventional restaurant property includes a dining area and an established kitchen setup configured for a Tandoori Pizza concept. The restaurant currently serves beer and wine, providing an existing beverage component for ongoing operations.
Built in 2023, the property is located at 270 Shaw Avenue in Clovis, California. Expansion to a full bar has been identified as a possibility subject to required licensing and approvals. The existing layout and restaurant improvements may support continued operation under the current concept, with future changes dependent on applicable approvals.
Built in 2023, the property is located at 270 Shaw Avenue in Clovis, California. Expansion to a full bar has been identified as a possibility subject to required licensing and approvals. The existing layout and restaurant improvements may support continued operation under the current concept, with future changes dependent on applicable approvals.
Key Highlights
- Tandoori Pizza restaurant concept with established kitchen setup
- Dining area included in the restaurant layout
- Currently serving beer and wine
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
$60,588
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
8.67%
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%
$1,211,760
$1.2M
Cap Rate 7%
$865,543
$865.5K
Cap Rate 9%
$673,200
$673.2K
Market Conditions
NOI Build-Up for 4,000 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
$86.4K $21.60/SF
− Vacancy
−$5.6K −$1.40/SF
EGI
$80.8K $20.20/SF
− OpEx
−$20.2K −$5.05/SF
NOI
$60.6K $15.15/SF
Area
Clovis, CA
Vacancy
6.50%
Lease Rate
$21.60 /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%
$1,211,760
Cap Rate 7%
$865,543
Cap Rate 9%
$673,200
Alternative Uses
Best Use
Specialty Retail
$865.5K
$757.4K – $1.01M
NOI $60,588 @ 7.0% cap · market cap 8.67%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.01M
$881.8K – $1.18M
NOI $70,541 @ 7.0% cap · market cap 10.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
1,293
Businesses Nearby
1M
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 37%
Dining 22%
Shops & Services 21%
Apparel 18%
Costco Wholesale
Superstores
235,074 visits/mo
0.3 miles
Target
Superstores
137,069 visits/mo
0.5 miles
Costco Gasoline
Shops & Services
102,107 visits/mo
0.4 miles
McDonald's
Dining
51,013 visits/mo
0.4 miles
Marshalls
Apparel
46,216 visits/mo
0.3 miles
Demographics for 93612, CA
37,368
Population
14,362
Households
2.6
Avg Household Size
34
Median Age
21%
College-Educated
88%
High-School Grad
6.7 sq mi
ZIP Area
5,577
Density / Sq Mi
$64,079
Median Household Income
$40,460
Median Earnings
$1,410
Median Rent
$311,700
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Tandoori pizza restaurant with dining space, operational kitchen improvements, and current beer-and-wine service.
Where is this conventional restaurant located?
The property is located at 270 Shaw Avenue Clovis, CA.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: Tandoori Pizza restaurant concept with established kitchen setup; Dining area included in the restaurant layout; Currently serving beer and wine
