Turn-Key Pizzeria
For Sale
$329,900
399 Clark St, Lowell, IN 46356
Fully equipped pizzeria for sale in Lowell, Indiana.
Property Size486 SF
Price / SF$678.81
Days on Market137
Property Features for 399 Clark St
General Information
Standard status
Active
Size
486 SF
Taxes and HOA fees
Annual Taxes
$3,294
Listing Agency:
McColly Real Estate
(219) 306-7812
Listed By:
David Taylor · License #RB14023719
(219) 306-7812
Source:
Exprealty
Added: Apr 15
Changed: Aug 20
Last Checked: Aug 29 at 1:10PM
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 McColly Real Estate
Investment Insights
Based on property information with market context.
This is a turn-key, fully equipped pizzeria located in Lowell, Indiana. The sale includes the land and building, the Faustinos name with 17 years of goodwill, all recipes, commercial-grade kitchen equipment, POS transaction software, a customer database, and inventory. The 486 square foot space is designed with a front-of-house area for ordering and prep, plus a back-of-house kitchen. The property is suited for a carryout concept and is ready to operate.
Key Highlights
- Fully equipped, turn‑key pizzeria including land and building.
- Established business with 17 years of goodwill and the Faustinos name.
- Includes all recipes, commercial‑grade kitchen equipment, POS software, customer database, and inventory.
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
$9,497
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
2.88%
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%
$189,940
$189.9K
Cap Rate 7%
$135,671
$135.7K
Cap Rate 9%
$105,522
$105.5K
Market Conditions
NOI Build-Up for 486 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
$13.1K $27.00/SF
− Vacancy
−$459 −$0.95/SF
EGI
$12.7K $26.06/SF
− OpEx
−$3.2K −$6.51/SF
NOI
$9.5K $19.54/SF
Area
Lake County, IN
Vacancy
3.50%
Lease Rate
$27.00 /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%
$189,940
Cap Rate 7%
$135,671
Cap Rate 9%
$105,522
Alternative Uses
Best Use
Specialty Retail
$135.7K
$118.7K – $158.3K
NOI $9,497 @ 7.0% cap · market cap 2.88%
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
Location Intelligence
Trade Area within ½ mile
325
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 46356, IN
18,668
Population
7,290
Households
2.6
Avg Household Size
41
Median Age
20%
College-Educated
96%
High-School Grad
112.5 sq mi
ZIP Area
166
Density / Sq Mi
$87,535
Median Household Income
$51,151
Median Earnings
$1,190
Median Rent
$256,300
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Fully equipped pizzeria for sale in Lowell, Indiana.
Where is this conventional restaurant located?
The property is located at 399 Clark St Lowell, IN.
What is the asking price?
The asking price for this property is $329,900.
What are key features of this property?
This property features: Fully equipped, turn‑key pizzeria including land and building.; Established business with 17 years of goodwill and the Faustinos name.; Includes all recipes, commercial‑grade kitchen equipment, POS software, customer database, and inventory.
