Turn-Key Restaurant Opportunity in
For Sale
$750,000
8501 San Ramon Rd, Atascadero, CA 93422
Fully renovated restaurant with oversized patio in prime location.
Property Size1,775 SF
Lot Size0.07 Acres
Price / SF$422.54
Days on Market209
Property Features for 8501 San Ramon Rd
General Information
Standard status
Active
Size
1,775 SF
Lot size
0.07 Acres
Listing Agency:
NextHome Central Coast
(925) 314-5771
Listed By:
CJ Hegney · License #02203414,PersonLicenseNumber
(925) 314-5771
Source:
Exprealty
Added: Jan 26
Changed: Aug 21
Last Checked: Aug 22 at 1:58PM
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 NextHome Central Coast
Investment Insights
Based on property information with market context.
Located on the main street of Atascadero, this 1,775 sq. ft. restaurant building offers a turn-key opportunity for a food and beverage concept. The property includes the business. The building features a fully functional kitchen capable of handling large-scale appliances, two restrooms with ADA improvements, and both indoor and outdoor dining areas. Indoor seating accommodates approximately 30 guests, with an additional 26 seats on the private back patio with ADA access. Major system upgrades were completed in 2017, including new electrical, plumbing, HVAC, and ADA-compliant restrooms. Further improvements include a new roof, new gas line, and a new commercial kitchen hood and fire suppression system installed in 2023. Situated in San Luis Obispo County’s fast-growing food and beverage corridor, the location benefits from steady foot traffic and visibility. The property is surrounded by breweries, wineries, and restaurants.
Key Highlights
- Prime location on Atascadero's main street with high visibility and foot traffic.
- Business included, offering a turn‑key restaurant opportunity.
- Fully renovated 1,775 sq. ft. restaurant with major system upgrades** (electrical, plumbing, HVAC, ADA restrooms) completed in 2017 and further improvements in 2023 (new roof, gas line, commercial kitchen hood and fire suppression system).
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
$25,398
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
3.39%
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%
$507,960
$508.0K
Cap Rate 7%
$362,829
$362.8K
Cap Rate 9%
$282,200
$282.2K
Market Conditions
NOI Build-Up for 1,775 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
$35.6K $20.04/SF
− Vacancy
−$1.7K −$0.96/SF
EGI
$33.9K $19.08/SF
− OpEx
−$8.5K −$4.77/SF
NOI
$25.4K $14.31/SF
Area
San Luis Obispo County, CA
Vacancy
4.80%
Lease Rate
$20.04 /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%
$507,960
Cap Rate 7%
$362,829
Cap Rate 9%
$282,200
Alternative Uses
Best Use
Specialty Retail
$362.8K
$317.5K – $423.3K
NOI $25,398 @ 7.0% cap · market cap 3.39%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$698.1K
$610.8K – $814.4K
NOI $48,866 @ 7.0% cap · market cap 6.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
208
Businesses Nearby
65k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 44%
Groceries 27%
Dining 16%
Apparel 7%
Grocery Outlet Bargain Market
Groceries
17,474 visits/mo
0.2 miles
Dollar Tree
Shops & Services
12,559 visits/mo
0.3 miles
Shell
Shops & Services
8,792 visits/mo
0.3 miles
Taco Bell
Dining
8,303 visits/mo
0.4 miles
7-Eleven
Shops & Services
7,499 visits/mo
0.3 miles
Demographics for 93422, CA
33,041
Population
13,702
Households
2.4
Avg Household Size
42
Median Age
31%
College-Educated
93%
High-School Grad
68.8 sq mi
ZIP Area
480
Density / Sq Mi
$89,916
Median Household Income
$46,939
Median Earnings
$1,841
Median Rent
$692,100
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Turn key restaurant - Fully renovated restaurant with oversized patio in prime location.
Where is this turn key restaurant located?
The property is located at 8501 San Ramon Rd Atascadero, CA.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Prime location on Atascadero's main street with high visibility and foot traffic.; Business included, offering a turn‑key restaurant opportunity.; Fully renovated 1,775 sq. ft. restaurant with major system upgrades** (electrical, plumbing, HVAC, ADA restrooms) completed in 2017 and further improvements in 2023 (new roof, gas line, commercial kitchen hood and fire suppression system).
