Sbarro Mall
For Sale
Contact for pricing
521 E Shaw Ave, Fresno, CA 93710
An established Sbarro pizza operation is located within Fashion Fair Plaza.
Property Size644 SF
Price / SF$427.02
Days on Market11
Property Features for 521 E Shaw Ave
General Information
Standard status
Active
Size
644 SF
Property subtype
Business for Sale
Financials
Asking Price
$275,000
Business Included
Yes
Additional Details
Traffic Count
17,512 vehicles/day
Listing Agency:
Jobah's Commercial
Listed By:
Abdul Jobah, CCIM · License #CA 02213635
(661) 834-3997
Source:
Crexi
Added: Sep 17
Changed: Sep 24
Last Checked: Sep 26 at 7:42AM
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 Jobah's Commercial
Investment Insights
Based on property information with market context.
This restaurant business features the Sbarro pizza concept in a 644-square-foot space at Fashion Fair Plaza. Inventory is included in the sale.
The property is located at 521 E Shaw Ave in Fresno. The reported population within 3 miles is 149,632, and the traffic count is 17,512 ADTV.
The property is located at 521 E Shaw Ave in Fresno. The reported population within 3 miles is 149,632, and the traffic count is 17,512 ADTV.
Key Highlights
- Established Sbarro pizza business inside Fashion Fair Plaza
- 644‑square‑foot restaurant space
- 3‑mile population of 149,632
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
$8,717
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
3.17%
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%
$174,340
$174.3K
Cap Rate 7%
$124,529
$124.5K
Cap Rate 9%
$96,856
$96.9K
Market Conditions
NOI Build-Up for 644 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
$12.4K $19.20/SF
− Vacancy
−$742 −$1.15/SF
EGI
$11.6K $18.05/SF
− OpEx
−$2.9K −$4.51/SF
NOI
$8.7K $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%
$174,340
Cap Rate 7%
$124,529
Cap Rate 9%
$96,856
Alternative Uses
Best Use
Specialty Retail
$124.5K
$109.0K – $145.3K
NOI $8,717 @ 7.0% cap · market cap 3.17%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$189.8K
$166.1K – $221.4K
NOI $13,284 @ 7.0% cap · market cap 4.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
17,512 VPD
Traffic count
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
1,842
Businesses Nearby
227k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 41%
Apparel 36%
Shops & Services 22%
Hotels & Casinos 1%
Macy's
Apparel
75,905 visits/mo
0.2 miles
The Cheesecake Factory
Dining
43,605 visits/mo
0.2 miles
BJ's Restaurant and Brewhouse
Dining
40,826 visits/mo
0.3 miles
Wells Fargo
Shops & Services
14,974 visits/mo
0.3 miles
Bank of America
Shops & Services
14,868 visits/mo
0.3 miles
Demographics for 93710, CA
30,552
Population
12,581
Households
2.4
Avg Household Size
32
Median Age
30%
College-Educated
89%
High-School Grad
6.2 sq mi
ZIP Area
4,928
Density / Sq Mi
$62,294
Median Household Income
$32,232
Median Earnings
$1,337
Median Rent
$348,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in West region
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - An established Sbarro pizza operation is located within Fashion Fair Plaza.
Where is this conventional restaurant located?
The property is located at 521 E Shaw Ave Fresno, CA.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: Established Sbarro pizza business inside Fashion Fair Plaza; 644‑square‑foot restaurant space; 3‑mile population of 149,632
