Ice Cream Parlor
New
For Sale
$425,000
3000 N Dinuba Boulevard, Visalia, CA 93291
Business Opportunity, Visalia, CA
Property Size1,447 SF
Price / SF$293.71
Days on Market2
Property Features for 3000 N Dinuba Boulevard
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
From Highway 198 travel North on Dinuba BLVD then East on Riggin Ave then Left in to the parking lot. Form High Way 99 Travel East on Riggin Ave. Then Left in to the parking lot of Vallarta Shopping Center.
Subdivision
Visalia North Rural
Standard status
Active
APN
79310019000
Size
1,447 SF
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Flooring type
Concrete
Listing Agency:
Joy Realty Group
(559) 310-4415
Listed By:
Ruben Benitez · License #01244963
(559) 804-1557
Added: Aug 28
Last Checked: Aug 29 at 8:06AM
MLS# 243762
Copyright © 2026 Tulare County MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,447-square-foot food-service business operates as an ice cream and frozen-dessert parlor offering snacks and fresh fruit waters. Products are prepared in the store, with concrete flooring, central heating and central air conditioning. The premises are served by public water and public sewer.
The business is located at 3000 N Dinuba Boulevard in Visalia, within the Vallarta Super Market shopping center. The site is described as serving both vehicle and pedestrian traffic, providing an established retail setting for the operation.
The seller will train the incoming owner and staff. The seller’s trade logo, manufacturing machines, and equipment are excluded from the sale. If desired, the seller may continue producing products for resale to the business to support ongoing inventory.
The business is located at 3000 N Dinuba Boulevard in Visalia, within the Vallarta Super Market shopping center. The site is described as serving both vehicle and pedestrian traffic, providing an established retail setting for the operation.
The seller will train the incoming owner and staff. The seller’s trade logo, manufacturing machines, and equipment are excluded from the sale. If desired, the seller may continue producing products for resale to the business to support ongoing inventory.
Key Highlights
- 1,447‑square‑foot ice cream and frozen‑dessert business
- Located in the Vallarta Super Market shopping center
- Fresh‑made ice cream, frozen desserts, snacks, and 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 - Retail food business with fresh-made frozen desserts, snacks, and fruit beverages in an anchored shopping center setting.
Where is this conventional restaurant located?
The property is located at 3000 N 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: 1,447‑square‑foot ice cream and frozen‑dessert business; Located in the Vallarta Super Market shopping center; Fresh‑made ice cream, frozen desserts, snacks, and fruit waters
