Turnkey Pizza Restaurant
For Sale
$150,000
413 Shields Avenue, Fresno, CA 93705
For sale as a business-only opportunity, featuring a remodeled dining interior and included restaurant equipment.
Property Size1,000 SF
Price / SF$150
Days on Market43
Property Features for 413 Shields Avenue
General Information
Standard status
Active
Size
1,000 SF
Property subtype
Business Opportunities
Additional Details
Furnished
Yes
Business Included
Yes
Road Access
Yes
Amenities
3
Building Details
Year Built
1954
Listing Agency:
EXIT Realty Consultants
(559) 257-7172
Listed By:
Eric Tenorio
(559) 257-7172
Source:
Xome
Added: Jul 1
Changed: Aug 12
Last Checked: Aug 12 at 3:12AM
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 EXIT Realty Consultants
Investment Insights
Based on property information with market context.
This listing is for the Calzone Italia pizza restaurant business only, with no real estate included. The restaurant is described as fully equipped and turnkey, with a remodeled, up-to-date interior designed for a welcoming dining experience. Included with the sale are kitchen equipment, cooking appliances, prep stations, furniture, fixtures, and other essential business assets to support a smooth transition into ownership.
The business is positioned on a high-traffic corner at Shields Avenue and Fruit Avenue in Fresno, within a busy commercial corridor. The only leased items noted are a Pepsi vending machine and a Pepsi refrigerator.
Because the transaction is business-only, buyers should plan to operate using the existing restaurant setup and included operating assets.
The business is positioned on a high-traffic corner at Shields Avenue and Fruit Avenue in Fresno, within a busy commercial corridor. The only leased items noted are a Pepsi vending machine and a Pepsi refrigerator.
Because the transaction is business-only, buyers should plan to operate using the existing restaurant setup and included operating assets.
Key Highlights
- Fully equipped pizza restaurant business sale only; real estate not included
- Remodeled, up‑to‑date interior dining experience
- Kitchen equipment and cooking appliances included, along with prep stations, furniture, and fixtures
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
$13,536
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
9.02%
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%
$270,720
$270.7K
Cap Rate 7%
$193,371
$193.4K
Cap Rate 9%
$150,400
$150.4K
Market Conditions
NOI Build-Up for 1,000 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
$19.2K $19.20/SF
− Vacancy
−$1.2K −$1.15/SF
EGI
$18.0K $18.05/SF
− OpEx
−$4.5K −$4.51/SF
NOI
$13.5K $13.54/SF
Area
Fresno, CA
Vacancy
6.00%
Lease Rate
$19.20 /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%
$270,720
Cap Rate 7%
$193,371
Cap Rate 9%
$150,400
Alternative Uses
Best Use
Specialty Retail
$193.4K
$169.2K – $225.6K
NOI $13,536 @ 7.0% cap · market cap 9.02%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$294.7K
$257.9K – $343.8K
NOI $20,628 @ 7.0% cap · market cap 13.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
332
Businesses Nearby
74k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 47%
Dining 43%
Groceries 6%
Electronics 5%
McDonald's
Dining
24,262 visits/mo
0.1 miles
Dollar Tree
Shops & Services
15,087 visits/mo
0.1 miles
Dollar General
Shops & Services
9,952 visits/mo
0.0 miles
Wells Fargo
Shops & Services
5,594 visits/mo
0.4 miles
Buy Rite Liquors
Groceries
4,245 visits/mo
0.0 miles
Demographics for 93705, CA
38,125
Population
13,408
Households
2.8
Avg Household Size
31
Median Age
16%
College-Educated
75%
High-School Grad
4.9 sq mi
ZIP Area
7,781
Density / Sq Mi
$55,152
Median Household Income
$35,979
Median Earnings
$1,254
Median Rent
$281,300
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 - For sale as a business-only opportunity, featuring a remodeled dining interior and included restaurant equipment.
Where is this conventional restaurant located?
The property is located at 413 Shields Avenue Fresno, CA.
What is the asking price?
The asking price for this property is $150,000.
What are key features of this property?
This property features: Fully equipped pizza restaurant business sale only; real estate not included; Remodeled, up‑to‑date interior dining experience; Kitchen equipment and cooking appliances included, along with prep stations, furniture, and fixtures
