Turnkey Restaurant with
For Sale
Contact for pricing
4710 FM 1960 RD W, Houston, TX 77069
Turnkey restaurant sale includes FF&E and real estate on FM 1960 with ample parking and strong visibility.
Property Size4,851 SF
Price / SF$535.97
Days on Market71
Property Features for 4710 FM 1960 RD W
General Information
Standard status
Active
Size
4,851 SF
Property subtype
Retail, Land, Business for Sale
Additional Details
Furnished
Yes
Business Included
Yes
Building Details
Year Built
1975
Stories
1
Units
1
Listing Agency:
Apex Realtors
Listed By:
Omar Ahmad · License #821528
Source:
Crexi
Added: Jun 30
Changed: Aug 28
Last Checked: Sep 7 at 1:38AM
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 Apex Realtors
Investment Insights
Based on property information with market context.
Now available is a turnkey opportunity to acquire Victor’s Deli & Restaurant, an established and recognizable restaurant serving the community since the 1970s. The sale includes the real estate and the restaurant’s furniture, fixtures, and equipment (FF&E). The business is reported to generate over $90,000 in monthly gross sales and is being transitioned due to the current ownership group reaching retirement and their inability to remain actively involved in day-to-day operations.
Located on FM 1960, the property is positioned along one of Houston’s busiest commercial corridors, providing strong visibility, easy access, and ample parking. This combination supports continued operations under new ownership, including an owner-operator or an experienced restaurant group looking to expand an existing platform.
Overall, the offering is designed for buyers seeking a hands-on restaurant asset with included operational assets and an established customer base.
Located on FM 1960, the property is positioned along one of Houston’s busiest commercial corridors, providing strong visibility, easy access, and ample parking. This combination supports continued operations under new ownership, including an owner-operator or an experienced restaurant group looking to expand an existing platform.
Overall, the offering is designed for buyers seeking a hands-on restaurant asset with included operational assets and an established customer base.
Key Highlights
- Restaurant property built in 1975: Victor's Deli & Restaurant has served the community since the 1970s.
- Turnkey sale includes the real estate, the restaurant, and all furniture, fixtures, and equipment (FF&E).
- Business reports consistently generating over $90,000 in monthly gross sales.
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
$74,657
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
2.87%
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%
$1,493,140
$1.5M
Cap Rate 7%
$1,066,529
$1.1M
Cap Rate 9%
$829,522
$829.5K
Market Conditions
NOI Build-Up for 4,851 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
$104.8K $21.60/SF
− Vacancy
−$5.2K −$1.08/SF
EGI
$99.5K $20.52/SF
− OpEx
−$24.9K −$5.13/SF
NOI
$74.7K $15.39/SF
Area
Houston, TX
Vacancy
5.00%
Lease Rate
$21.60 /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%
$1,493,140
Cap Rate 7%
$1,066,529
Cap Rate 9%
$829,522
Alternative Uses
Best Use
Specialty Retail
$1.07M
$933.2K – $1.24M
NOI $74,657 @ 7.0% cap · market cap 2.87%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.25M
$1.09M – $1.46M
NOI $87,318 @ 7.0% cap · market cap 3.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
2,256
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77069, TX
19,299
Population
9,399
Households
2.1
Avg Household Size
41
Median Age
47%
College-Educated
96%
High-School Grad
4.7 sq mi
ZIP Area
4,106
Density / Sq Mi
$73,599
Median Household Income
$44,721
Median Earnings
$1,487
Median Rent
$320,200
Median Home Value
Market
Vacancy Rate% for Retail in Houston, TX
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Turnkey restaurant sale includes FF&E and real estate on FM 1960 with ample parking and strong visibility.
Where is this conventional restaurant located?
The property is located at 4710 FM 1960 RD W Houston, TX.
What is the asking price?
The asking price for this property is $2,600,000.
What are key features of this property?
This property features: Restaurant property built in 1975: Victor's Deli & Restaurant has served the community since the 1970s.; Turnkey sale includes the real estate, the restaurant, and all furniture, fixtures, and equipment (FF&E).; Business reports consistently generating over $90,000 in monthly gross sales.
