Freestanding Restaurant with Outdoor
For Sale
$650,000
30990 Highway 190, Porterville, CA 93257
Established restaurant property with a full bar, separate indoor and outdoor seating, private parking, and highway exposure.
Property Size2,450 SF
Lot Size3.00 Acres
Days on Market193
Property Features for 30990 Highway 190
General Information
Standard status
Active
Size
2,450 SF
Lot size
3.00 Acres
Property subtype
Restaurant
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Additional Details
Business Included
Yes
Patio
Yes
Amenities
RV hookups
pool tables
TVs
Building Details
Building Size
2,450 SF
Buildings
3
Tenancy
Multi
Listing Agency:
KW Commercial - Central California
(559) 705-1000
Listed By:
Jared Ennis
(559) 705-1000
Source:
Thebrokerlist
Added: Feb 18
Changed: Aug 30
Last Checked: Aug 30 at 10:02AM
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 KW Commercial - Central California
Investment Insights
Based on property information with market context.
This freestanding restaurant property includes three buildings across approximately 3.0079 acres, with private parking and 87,462 Sf of surplus land. The improvements include a clean commercial kitchen, full bar, indoor and outdoor dining areas, 12 bar stools, two pool tables, and televisions. RV hookups are also provided. A tenant-owned liquor license may be available.
The property fronts Highway 190 at 30990 Highway 190 in Porterville, California, near Success Lake and River Island Country Club. A two-year-old well with a 2-inch line serves the site and is reported to be in good working condition. Three utility meters allow each tenant to pay its own utilities. The restaurant has operated at the property for 47 years.
The property fronts Highway 190 at 30990 Highway 190 in Porterville, California, near Success Lake and River Island Country Club. A two-year-old well with a 2-inch line serves the site and is reported to be in good working condition. Three utility meters allow each tenant to pay its own utilities. The restaurant has operated at the property for 47 years.
Key Highlights
- Three freestanding buildings on ±3.0079 Ac
- 87,462 Sf surplus land with private parking
- Full bar, commercial kitchen, indoor and outdoor seating
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
$52,093
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
8.01%
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%
$1,041,860
$1.0M
Cap Rate 7%
$744,186
$744.2K
Cap Rate 9%
$578,811
$578.8K
Market Conditions
NOI Build-Up for 2,450 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
$73.5K $30.00/SF
− Vacancy
−$4.0K −$1.65/SF
EGI
$69.5K $28.35/SF
− OpEx
−$17.4K −$7.09/SF
NOI
$52.1K $21.26/SF
Area
Tulare County, CA
Vacancy
5.50%
Lease Rate
$30.00 /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%
$1,041,860
Cap Rate 7%
$744,186
Cap Rate 9%
$578,811
Alternative Uses
Best Use
Specialty Retail
$744.2K
$651.2K – $868.2K
NOI $52,093 @ 7.0% cap · market cap 8.01%
Second Best
—
—
no second resolved use
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Turnkey business
Opportunity
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
12
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 93257, CA
79,569
Population
25,020
Households
3.2
Avg Household Size
31
Median Age
15%
College-Educated
69%
High-School Grad
378.9 sq mi
ZIP Area
210
Density / Sq Mi
$58,261
Median Household Income
$30,344
Median Earnings
$1,086
Median Rent
$276,400
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Established restaurant property with a full bar, separate indoor and outdoor seating, private parking, and highway exposure.
Where is this conventional restaurant located?
The property is located at 30990 Highway 190 Porterville, CA.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Three freestanding buildings on ±3.0079 Ac; 87,462 Sf surplus land with private parking; Full bar, commercial kitchen, indoor and outdoor seating
