Smoothie Café with Lounge
New
For Sale
$200,000
10110 Montague St, Tampa, FL 33626
The café includes commercial beverage equipment and a finished dining area arranged in a lounge style.
Property Size1,056 SF
Price / SF$189.39
Days on Market4
Property Features for 10110 Montague St
General Information
Standard status
Active
Size
1,056 SF
Property subtype
Business Opportunity
Additional Details
Furnished
Yes
Business Included
Yes
Equipment Included
Yes
Listing Agency:
The Cardenas Group Realty
Listed By:
Carlos Cardenas PA · License #3052090
(954) 707-0927
Source:
Mymiahomes
Added: Sep 24
Last Checked: Sep 26 at 12:41PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of The Cardenas Group Realty
Investment Insights
Based on property information with market context.
This smoothie and protein café occupies a 1,056 SF inline space in West Park Village, Westchase. Its equipment includes commercial blenders, refrigeration, ice equipment, espresso equipment and waffle equipment. A finished lounge-style dining area is part of the space. The Clover POS system is leased and excluded from the sale, as is the company vehicle.
The lease renewal extends through March 1, 2031, with scheduled annual rent increases and no additional renewal options. Assignment is subject to landlord consent, financial review and personal guaranties. The business is owner-operated and has three part-time team members.
The lease renewal extends through March 1, 2031, with scheduled annual rent increases and no additional renewal options. Assignment is subject to landlord consent, financial review and personal guaranties. The business is owner-operated and has three part-time team members.
Key Highlights
- 1,056 SF inline café space in West Park Village, Westchase
- Commercial blending, refrigeration, ice, espresso and waffle equipment
- Finished lounge‑style dining area
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$14,446
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.22%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$288,920
$288.9K
Cap Rate 7%
$206,371
$206.4K
Cap Rate 9%
$160,511
$160.5K
Market Conditions
NOI Build-Up for 1,056 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$20.3K $19.20/SF
− Vacancy
−$1.0K −$0.96/SF
EGI
$19.3K $18.24/SF
− OpEx
−$4.8K −$4.56/SF
NOI
$14.4K $13.68/SF
Area
Tampa, FL
Vacancy
5.00%
Lease Rate
$19.20 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$288,920
Cap Rate 7%
$206,371
Cap Rate 9%
$160,511
Alternative Uses
Best Use
Specialty Retail
$206.4K
$180.6K – $240.8K
NOI $14,446 @ 7.0% cap · market cap 7.22%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$246.0K
$215.3K – $287.0K
NOI $17,221 @ 7.0% cap · market cap 8.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
409
Businesses Nearby
10k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 88%
Dining 12%
Fifth Third Bank & ATM
Shops & Services
8,423 visits/mo
0.5 miles
Marco's Pizza
Dining
1,151 visits/mo
0.2 miles
Demographics for 33626, FL
31,875
Population
12,392
Households
2.6
Avg Household Size
39
Median Age
64%
College-Educated
95%
High-School Grad
12.3 sq mi
ZIP Area
2,591
Density / Sq Mi
$123,580
Median Household Income
$72,888
Median Earnings
$2,127
Median Rent
$506,600
Median Home Value
Market
Vacancy Rate% for Retail in Tampa, FL
Questions? Ask Rey
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Similar Off Market Nearby
- Westchase — 9629 Lake Jasmine Dr, Westchase, FL 33626
- The Grind Coffee Bar and Cafe — 9532 W Linebaugh Ave, Tampa, FL 33626
- Buenos Pedidos — 2CV5+8Q, Westchase, FL 33626
- Blind Tiger Coffee Roasters - Westchase - Coffee Shop — 10118 Montague St, Tampa, FL 33626
Frequently Asked Questions
What type of property is this?
Coffee shop - The café includes commercial beverage equipment and a finished dining area arranged in a lounge style.
Where is this coffee shop located?
The property is located at 10110 Montague St Tampa, FL.
What is the asking price?
The asking price for this property is $200,000.
What are key features of this property?
This property features: 1,056 SF inline café space in West Park Village, Westchase; Commercial blending, refrigeration, ice, espresso and waffle equipment; Finished lounge‑style dining area
