Restaurant With Banquet
For Sale
$599,500
Pending
8615 Hwy 33, Westley, CA 95387
Established restaurant property with a full bar, banquet space, upstairs rental rooms, and included operating equipment.
Property Size5,161 SF
Days on Market266
Property Features for 8615 Hwy 33
General Information
Standard status
Pending
Size
5,161 SF
Property subtype
Commercial
Additional Details
Equipment Included
Yes
Building Details
Year Built
1929
Listing Agency:
Mountain Valley Properties
8928300
Listed By:
George G. Mac Master · License #01184629
Source:
Homesofgreatersacramento
Added: Dec 7, 2025
Changed: Aug 29
Last Checked: Aug 29 at 8:47PM
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 Mountain Valley Properties
Investment Insights
Based on property information with market context.
This restaurant property includes a main building with a banquet hall, full bar, and restaurant areas. Upstairs rental rooms provide an additional component within the existing layout. The sale also includes bar and restaurant equipment, along with a second parcel. Built in 1929, the property contains 5,161 square feet of building area and is located on Hwy 33 in Westley, California.
Key Highlights
- 5,161‑square‑foot restaurant property built in 1929
- Banquet hall and full bar included
- Upstairs rental rooms within the main building
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
$32,359
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
5.40%
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%
$647,180
$647.2K
Cap Rate 7%
$462,271
$462.3K
Cap Rate 9%
$359,544
$359.5K
Market Conditions
NOI Build-Up for 5,161 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
$77.4K $15.00/SF
− Vacancy
−$9.3K −$1.80/SF
EGI
$68.1K $13.20/SF
− OpEx
−$35.8K −$6.93/SF
NOI
$32.4K $6.27/SF
Area
Stanislaus County, CA
Vacancy
12.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
52.50%
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%
$647,180
Cap Rate 7%
$462,271
Cap Rate 9%
$359,544
Alternative Uses
Best Use
Specialty Retail
$1.14M
$1.00M – $1.33M
NOI $80,097 @ 7.0% cap · market cap 13.36%
Second Best
Hotel Hospitality
$462.3K
$404.5K – $539.3K
NOI $32,359 @ 7.0% cap · market cap 5.40%
Theoretical Best
Office A
$2.40M
$2.10M – $2.80M
NOI $167,915 @ 7.0% cap · market cap 28.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
60
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 95387, CA
739
Population
268
Households
2.8
Avg Household Size
28
Median Age
18%
College-Educated
55%
High-School Grad
21.5 sq mi
ZIP Area
34
Density / Sq Mi
$55,833
Median Household Income
$35,361
Median Earnings
$1,289
Median Rent
$348,900
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?
Conventional restaurant - Established restaurant property with a full bar, banquet space, upstairs rental rooms, and included operating equipment.
Where is this conventional restaurant located?
The property is located at 8615 Hwy 33 Westley, CA.
What is the asking price?
The asking price for this property is $599,500.
What are key features of this property?
This property features: 5,161‑square‑foot restaurant property built in 1929; Banquet hall and full bar included; Upstairs rental rooms within the main building
