Established Italian Restaurant with
For Sale
$1,790,000
400-3545 Pine Ridge Rd, Naples, FL 34108
Fully equipped kitchen, pizza ovens, bar seating, and established operating systems support continued restaurant operations.
Property Size3,358 SF
Price / SF$533.06
Days on Market24
Property Features for 400-3545 Pine Ridge Rd
General Information
Standard status
Active
Size
3,358 SF
Property subtype
Business Opportunity
Site & Location
Traffic Count
56,000 vehicles/day
Highway Access
Yes
Restaurant
Seating Capacity
130
Commercial Hood
Yes
Equipment Included
Yes
Liquor License
Yes
Additional Details
Furnished
Yes
Business Included
Yes
Listing Agency:
Non-MLS Member
(123) 123-1234
Listed By:
Salesperson Non Member
Source:
Exprealty
Added: Jul 17
Changed: Aug 9
Last Checked: Aug 9 at 11:37AM
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 Non-MLS Member
Investment Insights
Based on property information with market context.
This established Italian restaurant occupies approximately 3,358 square feet with seating for approximately 130 guests. The premises include stone and onyx finishes, a custom copper hood, ample bar seating, a fully equipped commercial kitchen, imported pasta production equipment, a brick pizza oven, and a double-deck pizza oven. The offering also includes furniture, fixtures, equipment, POS and reservation systems, recipes, vendor relationships, operating procedures, business goodwill, and a full liquor license.
The restaurant is located at 400-3545 Pine Ridge Rd in Naples, Florida, within walking distance of three hotels and along a corridor reporting approximately 56,000 vehicles passing daily. Access is available from Naples and I-75, with ample parking. A long-term lease, an experienced management team, and staff averaging more than 15 years of tenure are also in place. The business has traditionally operated five hours daily and has potential physical expansion to approximately 4,578 square feet with capacity for approximately 165 guests.
The restaurant is located at 400-3545 Pine Ridge Rd in Naples, Florida, within walking distance of three hotels and along a corridor reporting approximately 56,000 vehicles passing daily. Access is available from Naples and I-75, with ample parking. A long-term lease, an experienced management team, and staff averaging more than 15 years of tenure are also in place. The business has traditionally operated five hours daily and has potential physical expansion to approximately 4,578 square feet with capacity for approximately 165 guests.
Key Highlights
- Approximately 3,358 SF restaurant with seating for approximately 130 guests
- Fully equipped commercial kitchen with imported pasta equipment and two pizza ovens
- Includes full liquor license, FF&E, POS and reservation systems, recipes, and vendor relationships
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
$66,300
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
3.70%
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%
$1,326,000
$1.3M
Cap Rate 7%
$947,143
$947.1K
Cap Rate 9%
$736,667
$736.7K
Market Conditions
NOI Build-Up for 3,358 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
$90.7K $27.00/SF
− Vacancy
−$2.3K −$0.68/SF
EGI
$88.4K $26.33/SF
− OpEx
−$22.1K −$6.58/SF
NOI
$66.3K $19.74/SF
Area
Collier County, FL
Vacancy
2.50%
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%
$1,326,000
Cap Rate 7%
$947,143
Cap Rate 9%
$736,667
Alternative Uses
Best Use
Specialty Retail
$947.1K
$828.8K – $1.11M
NOI $66,300 @ 7.0% cap · market cap 3.70%
Second Best
Industrial
$322.8K
$282.4K – $376.6K
NOI $22,593 @ 7.0% cap · market cap 1.26%
Theoretical Best
Office A
$1.35M
$1.18M – $1.57M
NOI $94,340 @ 7.0% cap · market cap 5.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
56,000 VPD
Traffic count
Turnkey business
Opportunity
Yes
Highway access
Yes
Commercial hood
Yes
Liquor license
Location Intelligence
Trade Area within ½ mile
2,296
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 34108, FL
16,142
Population
15,211
Households
1.1
Avg Household Size
66
Median Age
62%
College-Educated
97%
High-School Grad
7.8 sq mi
ZIP Area
2,069
Density / Sq Mi
$120,187
Median Household Income
$48,565
Median Earnings
$2,099
Median Rent
$972,400
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 - Fully equipped kitchen, pizza ovens, bar seating, and established operating systems support continued restaurant operations.
Where is this conventional restaurant located?
The property is located at 400-3545 Pine Ridge Rd Naples, FL.
What is the asking price?
The asking price for this property is $1,790,000.
What are key features of this property?
This property features: Approximately 3,358 SF restaurant with seating for approximately 130 guests; Fully equipped commercial kitchen with imported pasta equipment and two pizza ovens; Includes full liquor license, FF&E, POS and reservation systems, recipes, and vendor relationships
