Start with economics.
Then prove the address.
A conditional shortlist—not a final lease or purchase recommendation.
Can the shop pay for your labor, the lease and the capital?
Seller’s discretionary earnings usually include the owner’s compensation and add-backs. Paying a manager, servicing a loan, or changing the menu can materially reduce that amount. A low asking price alone does not establish a bargain.
The exact trade area, current total rent, lease options, food-use approval, equipment condition and verified monthly sales. Larger suburban demand may outperform a fashionable district; a cheap retail conversion may cost more overall than a café-ready lease.
Evidence to request before an offer →Find a starting point.
Established businesses, asset transfers and lease groups. Click an offering for costs, history, caveats and original sources. Star up to four to compare.
| ★ | Opportunity / address | Type | Ask | Rent / month | SF | Seller revenue / SDE | Ask / SDE | Priority / evidence |
|---|
How to read the priority score and missing values
Scores are judgments for ordering diligence, not probabilities of success. Sparse competition receives no score bonus. “—” means unpublished or unresolved, never zero. Acquisitions and leases have different capital needs, so compare within a format. Advertisements may duplicate a confidential business.
Your shortlist.
Star offerings in the register. Model each with the same ticket, staffing and volume assumptions.
Who else earns the visit?
Source-backed competitor addresses with geocoded distances. Counts represent the research inventory, which is incomplete and needs a field check.
Within 2 miles
Click a map pin or name for the source. Branches are separate competitors; the offered shop itself is excluded.
Demand varies by daypart.
Qualitative service model: morning coffee, lunch food, afternoon dwell. No measured pedestrian traffic, office attendance or customer conversion is claimed.
Map the alternatives.
Disclosed lease sites in this register. Select a marker to open the offering. Geographic position cannot resolve a confidential location or prove vacancy.
Know the people behind the averages.
Containing census tracts describe the selected site’s immediate neighborhood. City and county profiles provide broader market context. Neither is an exact circular trade area.
Market comparison
Entire named city/county boundaries; values are not interchangeable with the tract or site radius. Small college towns require student and daytime-demand context.
| Geography | Population / vintage | 2020–2025 growth | Median HH income | Bachelor’s+ | Source / scope |
|---|
Study closures without guessing causes.
The default window is October 13, 2024–October 13, 2026. A relocation, temporary pause, branch consolidation or sale is not automatically a business failure.
| Business / address | Date | Event / concept | Reason & interpretation | Evidence |
|---|
Broader historical context and incomplete records
What does break-even demand?
Editable assumptions with a staffing floor, owner pay, startup capital and debt shown separately. Load an offering’s advertised rent/price, then replace unknown charges with actual terms.
Monthly operating inputs
Startup capital & financing
Three-year scenario changes
Staff hours cover paid non-owner labor. Owner pay is separately included. Fees are percent of sales; a mixed ticket assumes both beverages and food. Financing rate is an editable assumption.
Transaction sensitivity
Monthly cash after scheduled debt service, owner pay and modeled operating expenses. Staffing stays at the entered floor; higher volumes may require more labor.
| Scenario | Orders/day | Sales/month | After-debt cash |
|---|
Capital and three-year cash
Transparent formulas
Sales = days × daily transactions × average ticket.
Contribution rate = 1 − COGS% − variable fees%. Labor uses paid hours × wage × (1 + payroll burden), plus owner pay.
Operating cash contribution = sales × contribution rate − rent − extra occupancy − paid labor − owner pay − other fixed costs.
After-debt break-even orders/day = (all modeled fixed monthly costs + loan payment) ÷ contribution rate ÷ days ÷ ticket.
Startup capital = acquisition price + non-overlapping buildout/equipment + preopening + working capital + contingency − TI.
Debt payment uses standard monthly amortization on financed startup capital. Loan principal is not deducted again from the operating P&L.
Cash-on-cash = annualized after-debt modeled cash ÷ cash equity. This excludes taxes, depreciation, replacement capex and future distributions. Loan proceeds are not operating revenue.
Acquisition reality check
Seller SDE minus replacement labor and illustrative purchase debt (65% of ask, 10.5%, 120 months). This is a mechanical screen, not audited EBITDA. An add-back schedule could change which labor must be deducted. Startup costs beyond ask are excluded here.
| Acquisition lead | Seller SDE | Ask / SDE | SDE − labor | After illustrative annual debt |
|---|
The next facts decide the deal.
For a business purchase
For a new lease
Confirm current address/unit, availability, complete cost schedule and permitted coffee/sandwich use.
Count morning/lunch activity on three weekdays and a weekend. Test pedestrian access, turns, parking and pickup friction.
A contractor and health/planning review should price plumbing, grease, ventilation, ADA, power and equipment work.
Demand evidence must exceed downside break-even with affordable total capital and an assignable, sufficiently long lease.
Geographies and advertisements excluded or deferred
Every claim has a trail.
All research checked October 13, 2026. Source publication and crawl dates differ; an accessible advertisement is not confirmation of current availability. URLs in offering details point to the original evidence.
| ID | Evidence | Kind | Checked |
|---|
Address points: ArcGIS World Geocoding, with independent Census checks on core sites. Tract estimates: U.S. Census ACS 2020–2024 via the Census Reporter mirror; city/county profiles: Census QuickFacts. Limited offline roads/points: © OpenStreetMap contributors, ODbL. Maps are spatial illustrations; all counts require completeness checks.