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What Are The Pros and Cons Of Buying A Restaurant In An Industrial Park?

Comments & Replies: 2     Views: 9068     Posted By: Joe Ranieri  Joe Ranieri, Business Broker: LA, Orange County Areas

Are restaurants (deli's, sandwich shops, food services) in Industrial Parks good investments for business buyers? I get this question many times a year from potential restaurant buyers so I though I would answer this with my thoughts and get feedback from other Advisors & Professionals on BizBen.

Topics: Buying A Business     Tags: buying a business



What Are The Pros and Cons Of Buying A Restaurant In An Industrial Park?

PROS

Hours:

Typically, these businesses are only open Monday thru Friday from 6:30am-3pm, but it's important to remember that the owner will be spending their time doing payroll, going to the restaurant supply store, etc. The shorter hours do allow the business owner to have a life and spend time with family on the weekends.

Catering Opportunities:

Since the business is closed on the weekends, many owners either use or rent out the kitchen on the weekends for catering purposes. This allows the owner to make additional income. I have seen businesses lower their food cost by using food from the restaurant and putting it into the dishes of the catering business.

Easy to Prepare Menu:

Many of the customers who frequent these types of places only have a limited amount of time, because they are on their break or lunch from work, so the menu can't be too complicated. The best menu is deli or casual Mexican food, and always have items near the register for impulse items that can be eaten on the way back to the office.


CONS

Captive Audience:

Usually these types of businesses do not allow themselves to general foot traffic from the public, and so the customers are only those who work in the neighboring area. It s important to remember these customers need to really be appreciated, and so when the business is open, the owner needs to be onsite. I have seen new buyers lose long term customers, because they didn't have any customer service skills. It s important to remember that if the economy tightens and more people in the area start "brown bagging" their lunch, then that will lower monthly gross sales.

Price:

A profitable five day a week business with short hours can fetch a higher price on the market, because it allows the owner to run a business, but also have a life. A high price is obviously good for the seller, not as good for the buyer, but eventually all buyers become sellers, so they can get their investment back.

Lease:

Typically, the landlord for industrial parks are run by large management companies, and so the buyer needs to have good credit/assets to be approved, it's important to note that these companies are less flexible than small individual landlords.

I'd be curious to hear from other BizBen Users, Advisors, And Intermediaries who have had experience selling these types of businesses - thank you.

Contributor: Business Broker: Southern California

All good comments to which I would add the following:

Pros:

In general, industrial park lease rates are less than retail shopping centers. In addition to shorter hours, also most are not open during major holidays.

Cons:

You live and die by the businesses in your area. Investigate the major tenants in the area, make sure they are financially stable and not likely to relocate. And if you are locating in the middle of an industrial with a major corporation, check out what food service options the company provides, their pricing, etc. There is a trend for companies to compete for top tier employees to offer unique food service offerings sometimes at a reduced price or even free. Its not uncommon for a large corporation to try to do everything they can to keep their employees onsite for lunch to enhance productivity.


  Helpful Resources To Assist In Selling And Buying California Businesses
Ryan Clark, Business Broker: Southern California

The Veld Group provides a refreshing approach to Business Brokerage, Mergers & Acquisitions and Business Consulting and Valuations. From Your Street to Wall Street, we cater to Main Street Businesses as well as more complex Strategic Firms and Start-Ups. Phone Ryan, Business Broker at 310-652-8353.

Steve Zimmerman: Restaurant Broker Specialist, California

Steve founded Restaurant Realty in 1996. He has personally sold/leased over 900 restaurants, bars & clubs, & completed over 3000 valuations. The author of "Restaurant Dealmaker - An Insider's Trade Secrets For Buying a Restaurant, Bar or Club" available on Amazon. Reach Steve direct at 415-945-9701.

Lee Petsas, Business Broker - Southern California Area

Lee Petsas has been selling businesses with UBI Business Brokers in Southern CA since 1981. In 1999 he became the Owner and Broker for UBI. He has been approved multiple times by Courts as an Expert Witness in the area of Business Valuations.

Christina Lazuric CBI CBB, Business Broker: Orange County

Premier Brokerage for selling Orange County Service based businesses since 2005! CBB provides a step by step approach to Business Brokerage, M&A Services, Business Consulting & Valuations. Contact me about selling or buying service based businesses: 949-257-7823 Cell.

Chris Seaman, Business Broker: Southern California

Founded in 1994, First Choice Business Brokers has accelerated to become one of the most successful Business Sales Organizations in the world. Our team of agents have gone through extensive training to become experts in the field of business brokerage. Call Chris at 858-578-4111 for more info.

Mike Brewer: Liquor License Broker, ABC Consulting Service

Liquor license brokerage and consulting services. We provide: Alcohol License Transfers Application Consulting & Processing, Liquor License Purchases & Sales, City Zoning Permits & Land Use Entitlements, Public Convenience or Necessity Findings and Letters. Phone Mike Brewer direct at 800-437-1100.

Joe Ranieri, Business Broker: Orange, LA County Areas

Having owned retail/restaurant businesses for over 20 years, my interest turned to selling businesses rather than owning them. I specialize in LA & Orange County restaurants, fast food independents and chains, bars, & liquor stores. Call 714-292-5448 Cell/Text.

Michael Davidson, Business Broker - Southern California

Los Angeles Business Broker providing M&A quality services for Small Business Owners. We leverage our technology and expertise to Simplify & Expedite the Business Sales Process. Matching the right buyer with the right business is how we define success.


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