Restaurant for Lease in Decatur in Mixed Use Project is Ideal Location

Restaurant for lease

in progressive city of Decatur is 1100 square feet in prime retail territory. Excellent rent, location, parking and more. Perfect for a bakery.

Place your restaurant into a Decatur, GA mixed use retail development with retail on the street level, is located in trendy downtown Decatur with easy transit to nearby downtown Atlanta. Over the past twenty years, Decatur has gained a local and national reputation as a progressive city with a high level of citizen involvement that retains a small town feel despite its proximity to Atlanta.

This restaurant for lease is part of a mixed-use project is just a couple of blocks from US 278, the major travel artery which connects downtown Atlanta to the Stone Mountain corridor.

Rent for this location is excellent at $25.00 per square foot for this 1100 square foot location and approximately $7.00 for CAMS for total rent of $2933.00 per month. This is not currently restaurant space but would be perfect for a sandwich shop, bakery or other use that does not require a hood.

This highly desired location coupled with the convenient covered deck parking as well as pull up street parking makes this one of Decatur’s premier retail destinations. Three levels of condominiums above 12,862 square feet of street retail located just a block from the square and the civic offices of Decatur.

The retail mix would be perfect for any type cuisine tht could do business in 1000 square feet. Demographics for this area indicated a 2010 population level of 113,306 within a 3 mile radius and estimated HH income of $73,010 for the 45,939 households.

Registered buyers get access to multiple photographs, the location address, mapped directions and more. It's easy, convenient and fast to register. You'll also get first access to all new listings for sale. Click one of the orange buttons below and start viewing information after you sign our electronic confidentiality agreement.

Restaurant for Lease-Unique Shopping Center Serving Affluent Households

This restaurant for lease

has serves an affluent community in North Fulton county. Local and national retailers drive traffic to this premiere retail destination.

1653 square foot restaurant for lease inside 103,020 SF of retail, restaurants and services located at the retail hub of the well-traveled Old Alabama corridor. More than 21,100 cars per day pass by this destination. Population base of 70,378 and an Average HHI of $128,473 within a 3-mile radius (2010 Est.)

This restaurant for lease is in a shopping center that complements the tastes and the community surrounding. Many of Old Alabama Square’s tenants have chosen the center for its close proximity to some of the most affluent communities in the northern suburb such as Country Club of the South, The Falls of Autry Mill, and Willow Springs/Country Club of Roswell, to name just a few. Additionally, the center is located adjacent to the Mt. Pisgah school campus and programming rich Newtown Park. Currently, the center comprises national and local retailers.

Rent for this location is excellent at $22.00 per square foot for this 1530 square foot location and approximately $5.77 for CAMS for total rent of $3540 per month. This highly desired location coupled with lots of convenient parking makes this one of the area's premier retail destinations. Other tenants in center include Mexican, a sub shop and pizza so bring a different concept so we can get landlord approval.

Landlord will request personal financial statement, consent to credit check and copy of your menu to move on a lease. We can negotiate great lease terms to get you a five year lease with a five year option so you have plenty of time to make money on this standout location. Good signage on this center and over your own location.

Registered buyers get access to multiple photographs, the location address, mapped directions and more. It's easy, convenient and fast to register. You'll also get first access to all new listings for sale. Click one of the orange buttons below and start viewing information after you sign our electronic confidentiality agreement.

Restaurant for Sale East of Atlanta has Great Food, Decor and Following

Downtown Restaurant for Sale
East of Atlanta. Mediterranean cuisine is a favorite among locals in the quaint downtown area. Good volume and earnings demonstrated.

This Mediterranean restaurant for sale east of Atlanta has a tremendous loyal following that results in top line sales of $375,000 a year and netting the owner a 12% return after expenses. Authentic food with intricate layers of spices and sauces makes this a unique and tremendously popular dining experience. This restaurant features a culinary excursion into many Middle Eastern cultures. Everything is prepared fresh daily and the dedication to quality is experienced in every savory bite. Well trained kitchen team will remain in the sale along with all recipes. Owner will fully train new leadership to take over this restaurant so you never miss a beat.

The seller owns the building so you can either buy it for $225,000 plus the purchase price of the business or you can rent the real estate and he will remain your landlord. Adorable outside patio as well as seating inside for approximately 60. This building is approximately 2000 square feet - small enough to feel cozy and large enough to do the volume of a major restaurant.

Gorgeous location in downtown area east of Atlanta has to be seen to be appreciated. They pack each day with events to insure great volume like their Tuesday, Spouse Eats Free Promotion. Treat your spouse and show off your frugal side! All day, purchase a grill or platter meal and get another of equal or lesser value for your spouse. On Wednesdays they feature a Pizza and Pasta all day Buffet. Enjoy all-you-can-eat manicotti, lasagna, pizza and a variety of desserts. On Thursdays there's a Student Pizza Pass in plan. A school or campus ID gets a delicious 1-topping pizza and a drink for a great deal. Friday's is their Seafood Buffet. A perfect transition into your weekend. From 6pm to 9pm, enjoy a remarkable all-you-can-eat seafood buffet featuring crab legs, coconut shrimp, lobster ravioli, calamari, tilapia, grilled catfish, and more! This is seafood done right and full of Mediterranean flavor! On Sundays their brunch buffet is a weekend favorite. Served from 12pm to 3pm, savor all your favorites buffet-style.

Vinings Sandwich Shop for Sale Great Location

Vinings sandwich shop location for sale. Well developed customer base, menu featured in local media. This is the start of something you can franchise.

This Vinings location has a huge opportunity to increase catering business. This is the beginning of something wonderful that has the legs to grow in this market and beyond. Owner has developed fantastic recipes and menu that has been recognized as seriously good food by all the local media including Atlanta Cuisine, Jezebel, the Atlanta Journal Constitution and Access Atlanta.

Great sandwiches with a twist includes great flavors, sauces, and more which will all transfer to YOU in the sale. Fully equipped commercial kitchen turns out exactly what's needed. Small hood with four burner stove and griddle. Tankless hot water heater. Cold prep station, ice machine and eight foot cooler turns out food that is fresh, flavorful and a local favorite.

This powerful location sits in the very best demographics Atlanta has to offer - Midtown Atlanta Enough said about that as this is a seriously great opportunity except they have a great lease as well. Vinings rent at $2300.00 a month all in is a seriously good deal. Each business seats 40 or so making it manageable on minimal staffing. This owner didn't develop a single restaurant, he has developed a concept that could be replicated as a truly differentiated sandwich store offering and re-sold in franchising coast to coast. Every element is thoughtful including the decor, items for sale and the great food.

Sale are more than walk in with a powerful catering business that can be further developed by new leadership.
Name, trademark, recipes, and concept all transfer to the new owner in this sale. Owner will train and consult with the new leadership for a period of time at no cost.

Sales in the Vinings store were $
200,000 last year and are trending the same this year for the same period. The owner benefit on sales was just at $22,000 calculated as an owner/operator.

What Most Buyers Don’t Understand When Leasing an Atlanta Restaurant

There are three misconceptions that can cost restaurant buyers time and money.

Misconception #1: I can get a better deal if I negotiate the lease myself because the landlord will not be required to pay a commission. This is a common misconception since the landlord has already determined the commission which remains the same even if you do not use the services of a restaurant broker. The only difference is that the landlord’s representative gets 100 percent. You do not gain any commissions if you do not have a broker. Since he is familiar with the restaurant, the leasing agent for the landlord can provide you with valuable information that pertains to the location, tenants, and demographic information however you can still acquire this information through a restaurant broker. Additionally, you have to be concerned with what the leasing agent is not sharing with you which a restaurant broker can reveal to you.

Remember that a restaurant broker will be representing you which means they will be loyal when it comes to looking out for your best interests. Before a lease is finalized they will be able to notify you if another space is available and they will negotiate the lease while providing information on the location and other restaurants in the area.

Misconception #2: I do not see the need for a restaurant broker if all they are going to do is use the contact number on the billboard to set up a time for me to see the space. It is much easier if I just do it. The truth is that the leasing agent for the landlord will like it better if you let them handle the transaction because they do not want to split the commission with someone who is representing you. What’s more is they will not want to deal with someone that is acting in your best interests and they will challenge them on just about anything. A restaurant broker who is familiar with the process will protect your interests and add real value to the transaction.

This scenario is the very reason why you should never have a relative with experience in real estate negotiate the transaction so you can collect a hefty commission. You may net $12,000 in the commission but if the decision is bad you will lose your shirt in the process. An experienced restaurant broker can also provide you with information that the leasing agent for the landlord cannot. For example, if the HVAC unit is not the right size for a restaurant operation, chances are a leasing agent representing the landlord would not know this. Once you complete the negotiations, move in and start running the unit, the costs of replacement will outweigh any commissions you have gained.

Additionally, an experienced restaurant broker has extensive knowledge related to competing rents and market level data that the leasing agent for the landlord most likely does not. The restaurant broker has gained this knowledge from his experience of dealing with many landlords and restaurant lease negotiations. The restaurant broker will have the latest information on tenant improvement money, rent abatements and concessions, as well as current leasing rates and available terms. The leasing agent for the landlord may also have this information but they will not negotiate against themselves by offering it to you.

Misconception #3: I don’t need a restaurant broker if my lawyer is taking care of the lease. The truth is that you can use all the representation you can get when it comes to negotiating a commercial lease. When you think about it, a commercial lease can amount to as much as $8000 per month with a typical lease of five years which totals to a whopping $480,000. If you have many resources at your disposal you can minimize the risks associated with a deal of this magnitude and reduce your costs in the process.

Although your lawyer will be knowledgeable with focusing on the language of the lease and act in your best interests in this regard, he will most likely not have the restaurant business expertise that a broker has when they look over your lease. The restaurant broker can help you to refine business terms that your lawyer cannot. Since the restaurant broker can focus on the business terms they will know how to make sure you are covered from the standpoint of getting in and out of the lease. If things to not work out with your landlord, it is important to have those bases covered which is similar to getting out of a marriage with a pre-nuptial agreement.

Eric Gagnon is a designated industry expert in Restaurant Leasing, Restaurant Sales and Restaurant Business Brokerage. He is a frequent writer and speaker on the topic of restaurant sales and restaurant valuation. He is the president of We Sell Restaurants an online resource for buying and selling restaurants in Atlanta, Georgia and across the southeast.

To learn more about buying or leasing Atlanta restaurants CLICK HERE

Start with Experience When Buying an Atlanta Restaurant

Hire the best and most experienced broker you can and leave the unqualified brokers to practice on other Atlanta restaurants.

Any way you look at it, a restaurant broker with accomplished experienced in the industry is your best bet when buying an Atlanta restaurant. A broker that is experienced in the restaurant, bar, and nightclub industry will not waste their time on other types of businesses that are outside their area of specialization. If someone wants them to sell a department store you will not find the listing anywhere on their “to do” list. If you work with a broker that says they can sell you a restaurant and you find a variety of unrelated businesses in their listings, this is a sign that they are a “generalist” at brokering many different types of properties.

When you work with an experienced broker that specializes in the restaurant industry they will be in contact with every element that is associated with the restaurant business. If you require an equipment inspection you can count on them to have multiple contacts readily available at their fingertips. If you inquire about a service technician for an Ancel System you can bet that the broker will know that this is a fire system and have someone there at a moment’s notice. Ask for a food safety training program and the broker will provide you with a comprehensive list of dates.

Also, when you use an experienced broker’s services you can do this without charge since the commission is paid by the seller. This is just like having a free experienced consultant when you need them and, if you are buying an Atlanta restaurant for the first time remember that it is a once a week activity for an experienced restaurant broker. You would be crazy not to take advantage of their expertise when there is no cost on your part.

When you search for an experienced broker online you can accomplish this by searching for restaurant listings on some of the main sites such as www.businessbroker.net, www.bizbuysell.com, and www.bizquest.com. Look for the brokers that have more than one restaurant listing with a link back to their website. Visit the broker’s website and examine the content for quality and additional information that includes advice and real information on the restaurant business. Search for the website with a main search engine to determine their web presence and ranking in the search results.

Notice how many listings the broker has online and whether they consist of unrelated properties or solely restaurants. Review the description of the listings to see if they offer specific facts or content that does not really have any substance. A quality listing will include facts such as gross sales, net income or owner benefit, lease terms, and lease amount. Find out if they are working through a residential real estate company or their area of specialization is dedicated solely to the restaurant business. Notice the contact information and if they provide several methods for establishing contact.

Prime experienced brokers in the restaurant business will incorporate a social media marketing strategy for attracting clients. The marketing strategy they use will provide you with the necessary information you need to determine if they are an expert specializing in selling restaurants. You can explore the social media marketing tools to locate the type of information the broker is offering. These tools include blogs, Twitter, Facebook, LinkedIn, YouTube, and any other type of social media outlets.

Carefully review the type of information that is being offered in their blogs. If the broker is experienced with the restaurant business they will be writing about the latest trends, industry events, and general restaurant news. Read the tweets that they are posting which should be relevant to new listings, industry information, and restaurant news. If they do not have a social media presence they may not be involved with this type of marketing. At the same token, the industry experts are almost always engaged in social media marketing.

When you review the broker’s online biography keep in mind that state and federal licensing is not helpful when you are trying to find a qualified and experienced broker. Although they may list their education, licensing, and professional affiliations on their website, there is really no business brokerage licensing procedure and only a handful of states require business brokers to acquire a real estate agent license. Some of these states include Alaska, Arizona, California, Florida, Georgia, Idaho, Michigan, Minnesota, Nebraska, Oregon, South Dakota, Utah, Washington and Wyoming. It is also important to note that some brokers operate illegally in these states by offering listings without acquiring a real estate license.

You can do an interview process of a potential broker by calling them to screen their response. This is a good way to find out if they actually answer their phone or return your calls in a timely manner. If you cannot establish contact with them during the screening process this does not hold much hope for working with them. If you are searching online after regular business hours, try calling the broker to see if you can get a response after hours or send them an email to see what their response rate is. When you talk to the broker inquire about a specific listing and then participate in the confidentiality agreement and ask for an information package.

Take the time in the beginning to find an experienced and qualified restaurant broker who will devote the time to helping you buy an Atlanta restaurant and it will save you a lot of hassles over the long term.

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Leasing an Atlanta Restaurant: Five Essentials to Include in Your Letter of Intent

Before you lease an Atlanta restaurant here are some things you should include in your Letter of Intent.

Leasing an Atlanta restaurant can be a positive experience if you know a few tips on what to include in your Letter of Intent. One of the first items to include is a definition of the existing furniture, fixtures, and equipment to remain in the restaurant during the terms of your lease. This is especially important when you are leasing a second generation restaurant or former restaurant that is already equipped with furnishings and other accessories. When you define the equipment also include an itemized list of furnishings and equipment that are to be left in the restaurant for your use. The reason this step is important is because you will encounter situations where the equipments and furnishings may be removed by the previous tenant or the landlord without notice and before you sign the lease agreement.

If the restaurant includes a patio area it is not necessary to include it in the amount of square footage you rent unless the patio is enclosed with walls, ceiling, heating, and air conditioning. Therefore if you are renting restaurant space with an open patio you should include “approximately” in the terms when you define the amount of square footage you will rent.

Negotiate the terms of the lease to reflect an initial period of five years with the option to renew the lease at the end of the term. If you request a lease that is anything less than five years you can expect the landlord to return with a counter-offer. When negotiating the lease terms it is also important to keep in mind if you request initial months of free rent, the fewer you request the less amount of months of discounted rent you will have because the landlord must amortize the amount during the preliminary term of the lease.

When it comes to calculating the Commercial Area Maintenance fee it should be determined on an annual basis in addition to the base rent fee. Once this amount is determined it should be divided by twelve to determine the amount of the monthly rent.
For example, if you are renting a restaurant space with 1,631 square feet of space and the CAM fee plus the base rent amounts to $18.50 for each square foot the calculation would be as follows: $18.50 x 1631 = $30,173.50 which is the annual amount. Divide this amount by twelve and you will pay $2,514.46 in monthly rent.

An important point to keep in mind when calculating Common Area Maintenance you must consider the location of the restaurant space you are renting. If you rent restaurant space in a mall in the Atlanta area it is a general rule that the CAM fees are divided among all of the businesses that occupy the total square footage of the mall. The CAM fees are calculated by the mount of square footage you are renting and the fees cover garbage pickup, landscaping, and other services associated with the upkeep of the mall. If the restaurant is located in a single building, under a net, net, net, lease or triple net lease you will be responsible for covering the taxes and building insurance.

Include a pro-rata share agreement that is based on the amount of square footage you are renting and is termed as “in proportion” in your lease. Agree to a specific pro-rata share and make sure that it does not exceed the agreed upon amount. Let’s use a Common Area Maintenance of 10,000 square feet as an example: If you are renting 1631 square feet of space in a shopping center of 10,000 square feet the CAM fee should not be above 16.31%. If it exceeds this amount and for some reason the other businesses vacate the mall, you will be left with all of the CAM fees and insurance. Also, try to keep the CAM fees at a minimum during your first couple of years to allow yourself some breathing room for getting your restaurant business off the ground.

By placing limitations on the Common Area Maintenance fees you will also be protected against unreasonable increases in taxes and insurance that result from the landlord not taking the necessary steps to keep insurance costs at a minimum and battle the city against outrageous tax increases. Sometimes landlords do not act on these circumstances and then they pass the cost increases on to the tenants if there is no cap placed on the CAM fees.

These are the essential five points that you should include in your Letter of Intent. If you include these items it will give you a place to start with negotiations and will result in an agreement that both parties can live with. You should also hire an attorney to work out the small details that follow the general terms and then make sure you understand the entire agreement before you sign the lease.


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