Restaurant-Ready Assessment
4120 Corridor Crossing, Suite 100
Selma, TX 78154 · 3,400 SF · Vacant 14 months
- Prior use
- Full-service restaurant (casual Italian) — Vinetta's Table
- Assessed
- July 9, 2026
- Engineer of record
- Halvorsen Mechanical, PE #— (Texas)
Readiness score
A weighted index of five systems, measured on site against this concept’s equipment schedule. It is not an appraisal.
Every figure below traces to a measurement taken in the space, not to the listing and not to the prior tenant’s permit history. The method, the instrument readings, and the engineer who signed them are recorded in the appendix.
Read the technical appendixWhat this space needs
Each system below falls short of what the specified line requires. Every one is priced from three subcontractor bids taken this quarter in this market; the spread is the honest width of the uncertainty, not a hedge. Specify them in the TI allowance and they are scope. Leave them out and they arrive as change orders, on someone’s schedule other than yours.
Grease interceptor — 1,000 gal exterior
Code-required for the fixture count. Not present.[F1]
- $42,000–$68,000High confidence
Technical detailHide detail
The prior tenant operated on a 40-gallon interior trap grandfathered under its original permit. A change of tenant re-triggers review, and the fixture count for a full-service kitchen requires a 1,000-gallon exterior interceptor. Placement requires trenching the rear service area and coordination with the city on the sewer tap. This is the single most commonly missed item in second-generation restaurant conversions, and it is invisible until someone reads the plumbing code against the fixture schedule.
Electrical service — 400A to 600A
Existing 400A / 208V three-phase. Undersized for the equipment schedule.[F2]
- $38,000–$52,000High confidence
Technical detailHide detail
Existing service was adequate for the prior tenant's gas-forward Italian menu but is undersized once the equipment schedule adds electric holding, refrigeration, and exhaust make-up air. Scope covers the panel, feeder, and utility coordination. Utility lead time — not the electrical work itself — drives the schedule; assume 10–14 weeks from application.
Type I hood — 12' to 16', plus make-up air
Existing 12' hood retained; run extended, make-up air added.[F2]
- $34,000–$55,000Medium confidence
Technical detailHide detail
The existing 12-foot Type I hood and its roof curb are serviceable and represent real inherited value. The cook line as specified needs 16 feet of coverage and a make-up air unit the prior tenant never had. The existing roof penetration can be reused, which is why this lands mid-range rather than at the cost of a new hood path. Confidence is medium pending structural confirmation of the curb.
Gas line — 2" at 5 PSI, upsize required
Insufficient for the wok line and fryer battery.[F2]
- $18,000–$26,000High confidence
Technical detailHide detail
The 2-inch line at 5 PSI served the prior tenant's six-burner range and single fryer. The specified wok line and fryer battery exceed its delivery capacity at peak. Scope is an upsized run from the meter with a regulator change. Verify capacity with the landlord's engineer before the lease is executed, not after.
- Total upgrade cost
- $132,000–$201,000
- Recommended TI allowance
- $289,000–$374,000
| System and scope | Cost range |
|---|---|
Grease interceptor — 1,000 gal exterior Code-required for the fixture count. Not present.[F1] Technical detailHide detailThe prior tenant operated on a 40-gallon interior trap grandfathered under its original permit. A change of tenant re-triggers review, and the fixture count for a full-service kitchen requires a 1,000-gallon exterior interceptor. Placement requires trenching the rear service area and coordination with the city on the sewer tap. This is the single most commonly missed item in second-generation restaurant conversions, and it is invisible until someone reads the plumbing code against the fixture schedule. | $42,000–$68,000High confidence |
Electrical service — 400A to 600A Existing 400A / 208V three-phase. Undersized for the equipment schedule.[F2] Technical detailHide detailExisting service was adequate for the prior tenant's gas-forward Italian menu but is undersized once the equipment schedule adds electric holding, refrigeration, and exhaust make-up air. Scope covers the panel, feeder, and utility coordination. Utility lead time — not the electrical work itself — drives the schedule; assume 10–14 weeks from application. | $38,000–$52,000High confidence |
Type I hood — 12' to 16', plus make-up air Existing 12' hood retained; run extended, make-up air added.[F2] Technical detailHide detailThe existing 12-foot Type I hood and its roof curb are serviceable and represent real inherited value. The cook line as specified needs 16 feet of coverage and a make-up air unit the prior tenant never had. The existing roof penetration can be reused, which is why this lands mid-range rather than at the cost of a new hood path. Confidence is medium pending structural confirmation of the curb. | $34,000–$55,000Medium confidence |
Gas line — 2" at 5 PSI, upsize required Insufficient for the wok line and fryer battery.[F2] Technical detailHide detailThe 2-inch line at 5 PSI served the prior tenant's six-burner range and single fryer. The specified wok line and fryer battery exceed its delivery capacity at peak. Scope is an upsized run from the meter with a regulator change. Verify capacity with the landlord's engineer before the lease is executed, not after. | $18,000–$26,000High confidence |
| Total upgrade cost | $132,000–$201,000 |
| Recommended TI allowance | $289,000–$374,000 |
Allowance basis: $85–$110/SF across 3,400 SF. Restaurant TI in this market runs $200–$500/SF; second-generation conversion budgets run 25–30% under.
What’s already here
The prior tenant left $30,000–$80,000 of infrastructure standing. This is the half of the ledger a listing never carries, and it is the reason this space is worth marketing as a restaurant rather than as a white box. A tenant inherits it on day one.
Grease-rated flooring throughout BOH
Quarry tile with coved base, sound. No replacement required.
Three-compartment sink and mop basin
In place and code-compliant.
Two ADA-compliant restrooms
No code-triggered upgrade. Saves $15–$60/SF on affected area.
Walk-in cooler shell
Shell and slab in place; condensing unit not included.
Roof curbs and existing penetration
Reusable for the extended hood run.
Floor drains and sanitary rough-in
Located for a standard cook-line layout.
Value inherited from the prior tenant[F3]
$30,000–$80,000
Turn this into a listing sheet
The one-pager is this assessment on a single page a broker can attach to the listing: the verdict, the TI allowance, what a tenant inherits, and the name of the engineer who signed it. This space has been dark 14 months. The sheet is what a broker sends to end that.
Turn this into a listing sheet