Fresh Dessert
New
For Sale
$425,000
3000 Dinuba Boulevard, Visalia, CA 93291
Independent parlor serving house-made frozen desserts, snacks, and fresh fruit waters within a Vallarta Super Market shopping center.
Property Size1,447 SF
Price / SF$293.71
Days on Market6
Property Features for 3000 Dinuba Boulevard
General Information
Standard status
Active
Size
1,447 SF
Property subtype
Business Opportunities
Additional Details
Business Included
Yes
Anchor Co-Tenants
Vallarta Super Market
Equipment Included
No
Amenities
Central Air
3
Concrete
Asphalt.
UKN
Listing Agency:
TREG INC - The Real Estate Group
(530) 515-3250
Listed By:
Tom Miceli · License #01105123
(530) 515-3250
Source:
Xome
Added: Aug 26
Changed: Aug 31
Last Checked: Aug 31 at 8:25AM
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 TREG INC - The Real Estate Group
Investment Insights
Based on property information with market context.
La Irresistible Michoacana is an independently owned conventional restaurant business operating as a frozen-dessert and snack parlor. The concept centers on natural fruit-flavored ice cream and frozen popsicles prepared on site, complemented by specialty snacks and fresh fruit waters. The business occupies approximately 1,447 square feet and includes central air conditioning and concrete interior construction.
The restaurant is positioned within the Vallarta Super Market shopping center, providing a setting alongside an established supermarket anchor. The seller’s trade logo and manufacturing machines and equipment are excluded from the sale. The owner will train the incoming owner and staff, and may continue producing products for resale to the business if requested.
The restaurant is positioned within the Vallarta Super Market shopping center, providing a setting alongside an established supermarket anchor. The seller’s trade logo and manufacturing machines and equipment are excluded from the sale. The owner will train the incoming owner and staff, and may continue producing products for resale to the business if requested.
Key Highlights
- Approximately 1,447‑square‑foot restaurant business
- Natural fruit‑flavored ice cream and frozen popsicles made fresh in store
- Also offers specialty snacks and fresh fruit waters
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
$22,129
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
5.21%
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%
$442,580
$442.6K
Cap Rate 7%
$316,129
$316.1K
Cap Rate 9%
$245,878
$245.9K
Market Conditions
NOI Build-Up for 1,447 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
$31.3K $21.60/SF
− Vacancy
−$1.8K −$1.21/SF
EGI
$29.5K $20.39/SF
− OpEx
−$7.4K −$5.10/SF
NOI
$22.1K $15.29/SF
Area
Visalia, CA
Vacancy
5.60%
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%
$442,580
Cap Rate 7%
$316,129
Cap Rate 9%
$245,878
Alternative Uses
Best Use
Specialty Retail
$316.1K
$276.6K – $368.8K
NOI $22,129 @ 7.0% cap · market cap 5.21%
Second Best
Retail
$295.0K
$258.2K – $344.2K
NOI $20,653 @ 7.0% cap · market cap 4.86%
Theoretical Best
Office A
$396.4K
$346.9K – $462.5K
NOI $27,748 @ 7.0% cap · market cap 6.53%
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
248
Businesses Nearby
508k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 33%
Superstores 19%
Apparel 17%
Groceries 13%
Target
Superstores
96,713 visits/mo
0.1 miles
Vallarta Supermarket
Groceries
67,457 visits/mo
0.0 miles
In-N-Out Burger
Dining
42,797 visits/mo
0.2 miles
T.J. Maxx
Apparel
40,187 visits/mo
0.0 miles
Ross Dress for Less
Apparel
37,750 visits/mo
0.0 miles
Demographics for 93291, CA
63,366
Population
19,866
Households
3.2
Avg Household Size
32
Median Age
24%
College-Educated
81%
High-School Grad
84.2 sq mi
ZIP Area
753
Density / Sq Mi
$81,502
Median Household Income
$41,778
Median Earnings
$1,331
Median Rent
$381,600
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 - Independent parlor serving house-made frozen desserts, snacks, and fresh fruit waters within a Vallarta Super Market shopping center.
Where is this conventional restaurant located?
The property is located at 3000 Dinuba Boulevard Visalia, CA.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Approximately 1,447‑square‑foot restaurant business; Natural fruit‑flavored ice cream and frozen popsicles made fresh in store; Also offers specialty snacks and fresh fruit waters
