Established Roswell Restaurant
For Sale
Contact for pricing
70 W Crossville Road, Roswell, GA 30075
Turnkey restaurant with authentic Tuscan cuisine and established reputation.
Property Size5,680 SF
Price / SF$422.53
Days on Market762
Property Features for 70 W Crossville Road
General Information
Standard status
Active
Size
5,680 SF
Property subtype
Retail
Zoning
C1, County
Occupancy
100%
Lease Type
NNN
Investment Type
Net Lease
Net Operating Income
$153,000
Building Details
Year Built
1979
Buildings
1
Stories
1
Units
1
Tenancy
Single
Listing Agency:
Skyline Seven Real Estate
(404) 812-8927
Listed By:
Elliott Kyle · License #GA 299687
Source:
Crexi
Added: Aug 1, 2024
Changed: Aug 27
Last Checked: Aug 31 at 12:19AM
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 Skyline Seven Real Estate
Investment Insights
Based on property information with market context.
Bellini Osteria Toscana is a distinguished dining destination known for its authentic Tuscan cuisine. The restaurant has received praise for its exceptional food quality and inviting atmosphere. Traditional Italian dishes are crafted by chefs brought in from Italy, ensuring an authentic culinary experience. Customers have lauded the restaurant for its attentive service and delightful ambiance, making it a favorite spot for both casual and special dining occasions. The location is ideal for a high quality Italian restaurant, and has been an established restaurant location for over 40 years. The interior has received a new renovation bringing the feel of Tuscany to this property. The surrounding area can support restaurants like this, with an average household income of $185,000 and with over 166,000 people living within 5 miles of the property. The property size is 5,680 square feet and is located in Roswell, GA.
Key Highlights
- Established restaurant location for over 40 years.
- Renowned for authentic Tuscan cuisine and exceptional food quality.
- High average household income ($185,000) in the surrounding area.
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
$91,280
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
3.80%
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%
$1,825,600
$1.8M
Cap Rate 7%
$1,304,000
$1.3M
Cap Rate 9%
$1,014,222
$1.0M
Market Conditions
NOI Build-Up for 5,680 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
$130.9K $23.04/SF
− Vacancy
−$9.2K −$1.61/SF
EGI
$121.7K $21.43/SF
− OpEx
−$30.4K −$5.36/SF
NOI
$91.3K $16.07/SF
Area
Fulton County, GA
Vacancy
7.00%
Lease Rate
$23.04 /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%
$1,825,600
Cap Rate 7%
$1,304,000
Cap Rate 9%
$1,014,222
Alternative Uses
Best Use
Specialty Retail
$1.30M
$1.14M – $1.52M
NOI $91,280 @ 7.0% cap · market cap 3.80%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.59M
$1.39M – $1.85M
NOI $111,144 @ 7.0% cap · market cap 4.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
916
Businesses Nearby
44k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 99%
Beauty & Spa 1%
QuikTrip
Shops & Services
32,803 visits/mo
0.2 miles
BP
Shops & Services
7,520 visits/mo
0.3 miles
Chevron
Shops & Services
1,724 visits/mo
0.3 miles
Ameris Bank
Shops & Services
972 visits/mo
0.3 miles
MyEyeDr.
Shops & Services
714 visits/mo
0.3 miles
Demographics for 30075, GA
56,161
Population
22,190
Households
2.5
Avg Household Size
43
Median Age
70%
College-Educated
98%
High-School Grad
29.7 sq mi
ZIP Area
1,891
Density / Sq Mi
$153,743
Median Household Income
$76,630
Median Earnings
$1,790
Median Rent
$575,200
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Turnkey restaurant with authentic Tuscan cuisine and established reputation.
Where is this conventional restaurant located?
The property is located at 70 W Crossville Road Roswell, GA.
What is the asking price?
The asking price for this property is $2,399,988.
What are key features of this property?
This property features: Established restaurant location for over 40 years.; Renowned for authentic Tuscan cuisine and exceptional food quality.; High average household income ($185,000) in the surrounding area.
