BBQ Restaurant with Indoor/Outdoor
For Sale
$699,000
3615 Havendale Blvd., Auburndale, FL 33823
BBQ restaurant for sale featuring indoor/outdoor seating and a covered building area.
Property Size1,611 SF
Lot Size0.76 Acres
Price / SF$433.89
Days on Market48
Property Features for 3615 Havendale Blvd.
General Information
Standard status
Active
Size
1,611 SF
Lot size
0.76 Acres
Property subtype
Retail - Restaurant
Additional Details
Business Included
Yes
Highway Access
Yes
Building Details
Building Size
1,611 SF
Year Built
1965
Listing Agency:
Saunders Real Estate
Listed By:
R. Todd Dantzler · License #BK3277972
Source:
Commercialcafe
Added: Jul 13
Changed: Aug 28
Last Checked: Aug 29 at 6:22AM
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 Saunders Real Estate
Investment Insights
Based on property information with market context.
This BBQ restaurant property for sale includes indoor/outdoor seating and 1,611 ± square feet of covered space. The offering also includes a 12' x 6' x 6' smoker, and the site is set on approximately 0.76 ± acres.
Located on the north side of Havendale Boulevard just west of Jersey Road, the property sits in a linear commercial corridor. Access to major routes is described as approximately 11 miles to Interstate 4 (I4) and about 12.5 miles to State Road 60 (SR60), providing a connection between Orlando and Tampa.
The property is positioned as an operating BBQ concept with included equipment and a developed indoor/outdoor seating configuration designed for restaurant service.
Located on the north side of Havendale Boulevard just west of Jersey Road, the property sits in a linear commercial corridor. Access to major routes is described as approximately 11 miles to Interstate 4 (I4) and about 12.5 miles to State Road 60 (SR60), providing a connection between Orlando and Tampa.
The property is positioned as an operating BBQ concept with included equipment and a developed indoor/outdoor seating configuration designed for restaurant service.
Key Highlights
- BBQ restaurant for sale with indoor/outdoor seating and 1,611 ± SF covered building area
- 0.76 ± acre lot located on the north side of Havendale Boulevard just west of Jersey Road
- Smoker included: 12' x 6' x 6' smoker
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
$20,945
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
3.00%
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%
$418,900
$418.9K
Cap Rate 7%
$299,214
$299.2K
Cap Rate 9%
$232,722
$232.7K
Market Conditions
NOI Build-Up for 1,611 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
$30.0K $18.60/SF
− Vacancy
−$2.0K −$1.26/SF
EGI
$27.9K $17.34/SF
− OpEx
−$7.0K −$4.33/SF
NOI
$20.9K $13.00/SF
Area
Polk County, FL
Vacancy
6.80%
Lease Rate
$18.60 /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%
$418,900
Cap Rate 7%
$299,214
Cap Rate 9%
$232,722
Alternative Uses
Best Use
Specialty Retail
$299.2K
$261.8K – $349.1K
NOI $20,945 @ 7.0% cap · market cap 3.00%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$387.1K
$338.8K – $451.7K
NOI $27,100 @ 7.0% cap · market cap 3.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
454
Businesses Nearby
180k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 45%
Dining 35%
Shops & Services 14%
Apparel 7%
Publix
Groceries
45,010 visits/mo
0.3 miles
McDonald's
Dining
32,041 visits/mo
0.4 miles
Winn-Dixie
Groceries
22,660 visits/mo
0.5 miles
Save-A-Lot
Groceries
12,752 visits/mo
0.4 miles
KFC
Dining
11,419 visits/mo
0.2 miles
Demographics for 33823, FL
33,733
Population
15,383
Households
2.2
Avg Household Size
42
Median Age
17%
College-Educated
86%
High-School Grad
34.9 sq mi
ZIP Area
967
Density / Sq Mi
$64,248
Median Household Income
$39,187
Median Earnings
$1,068
Median Rent
$234,300
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?
Conventional restaurant - BBQ restaurant for sale featuring indoor/outdoor seating and a covered building area.
Where is this conventional restaurant located?
The property is located at 3615 Havendale Blvd. Auburndale, FL.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: BBQ restaurant for sale with indoor/outdoor seating and 1,611 ± SF covered building area; 0.76 ± acre lot located on the north side of Havendale Boulevard just west of Jersey Road; Smoker included: 12' x 6' x 6' smoker
