Quote:
Originally Posted by dinalkulp
I'm thinking maybe 10-12 booths plus 4-6 tables and also a counter with bar stools. Very casual and simple but would want booths to match. Not into the artsy style, as I would want to attract all ages.
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~ $80k - $100k + permits for economical renovation and using good used equip. Your grill hood could be as high as $50k itself ! depending on size and fire requirements. ~$250-$350k for new and small. (Its best to rent a space that is already outfitted, and permitted; plenty places available...
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Your's is about the size of the eatery we leased out in one of our commercial buildings. Went through 5 tenants in 7 yrs., all but one went broke.
We provided a fully finished out place, (including tables, booths, reefers, frig, display cases, dishwasher, ovens, plates and utensils, meat slicers, deli cases, malt machines...) and they only had to bring supplies and run the business. There is a very high paying 1,400 person factory without a cafeteria less than 100' away, the factory brings a lot of catering events for meetings ~ 100 meals a week on slow week, sometimes several thousand (picnics and holiday events)
something I found interesting..
1) they all gave me a business plan (illustrating they had one year capital or reserves available)
2) they all were experienced
3) They all were energetic and felt they had a good product
4) They all worked like dogs and all but one were very pleasant to customers.
5) I kept their lease at 50% of market rates for 2 yrs minimum
6) We did lots of maint / improvements to keep the place fresh and new, including HVAC, paint, lighting, windows, courtyard...
7) Historical and attractive building and business district with community events.
8) They were the only tenants I had to worry about being late with payment or 'vanishing' in the night. I had to frequently use a lawyer to enforce utility, permit, insurance, vendor payments. I had to keep UCC listed items very current. (improvements / equipment that could be sold or borrowed against)
I will try not to have a food joint in my future real estate holdings, as it is painful to watch these folks lose their $$, time and sometimes families. (+ the high usage of facility is very tough on a building and liability risk is high, compared to office / wholesale)
Be careful
I know it is possible to make it in this business, but it is a killer.
Do lots of research, have lots of money and help, make a conservative business plan, go to S.C.O.R.E., network with other businesses in the area, rest up. Good Luck.