Built-Out Coffee Shop with
For Sale
$220,000
103-10000 Main St, Bellevue, WA 98004
Existing improvements support coffee, dessert, or light-food service in a compact, efficient layout.
Property Size979 SF
Price / SF$224.72
Days on Market56
Property Features for 103-10000 Main St
General Information
Standard status
Active
Size
979 SF
Property subtype
Business Opportunity
Additional Details
Business Included
Yes
Listing Agency:
Keller Williams Realty PS
(253) 835-4500
Listed By:
Hanna Lee
(253) 835-4500
Source:
Exprealty
Added: Jun 26
Changed: Aug 20
Last Checked: Aug 20 at 11:23AM
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 Keller Williams Realty PS
Investment Insights
Based on property information with market context.
This approximately 979-square-foot coffee shop features a completed interior and an efficient layout suited to coffee, dessert, or light-food service. The space can support continuation of its current use or adaptation to a new concept, with the existing build-out providing a practical starting point for an owner-operator.
The café is positioned in Old Bellevue within an area that combines retail, office, and residential uses. The surrounding setting is described as having steady pedestrian activity and customer flow during daytime and weekend periods. Two reserved parking stalls are included under the current rental arrangement.
The café is positioned in Old Bellevue within an area that combines retail, office, and residential uses. The surrounding setting is described as having steady pedestrian activity and customer flow during daytime and weekend periods. Two reserved parking stalls are included under the current rental arrangement.
Key Highlights
- Approximately 979 SF coffee shop space
- Existing build‑out suited to coffee, dessert, or light‑food service
- Two reserved parking stalls included under the current rental arrangement
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
$19,567
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
8.89%
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%
$391,340
$391.3K
Cap Rate 7%
$279,529
$279.5K
Cap Rate 9%
$217,411
$217.4K
Market Conditions
NOI Build-Up for 979 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
$27.6K $28.20/SF
− Vacancy
−$1.5K −$1.55/SF
EGI
$26.1K $26.65/SF
− OpEx
−$6.5K −$6.66/SF
NOI
$19.6K $19.99/SF
Area
Bellevue, WA
Vacancy
5.50%
Lease Rate
$28.20 /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%
$391,340
Cap Rate 7%
$279,529
Cap Rate 9%
$217,411
Alternative Uses
Best Use
Specialty Retail
$279.5K
$244.6K – $326.1K
NOI $19,567 @ 7.0% cap · market cap 8.89%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$453.1K
$396.5K – $528.7K
NOI $31,720 @ 7.0% cap · market cap 14.42%
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
3,709
Businesses Nearby
67k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 49%
Shops & Services 49%
Beauty & Spa 2%
Chipotle Mexican Grill
Dining
15,698 visits/mo
0.4 miles
MOD Pizza
Dining
11,714 visits/mo
0.3 miles
Chevron
Shops & Services
8,950 visits/mo
0.0 miles
7-Eleven
Shops & Services
8,517 visits/mo
0.3 miles
FedEx Office Print & Ship Center
Shops & Services
8,007 visits/mo
0.3 miles
Demographics for 98004, WA
39,136
Population
20,977
Households
1.9
Avg Household Size
37
Median Age
76%
College-Educated
97%
High-School Grad
7.3 sq mi
ZIP Area
5,361
Density / Sq Mi
$176,367
Median Household Income
$120,667
Median Earnings
$2,706
Median Rent
$2,000,001
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Similar Off Market Nearby
- Bellden Cafe — 10527 Main St, Bellevue, WA 98004
- Coffeeholic House — 10000 Main St STE 103, Bellevue, WA 98004
- Matcha Magic — 10246 Main St A, Bellevue, WA 98004
- Ken’s Cafe — 130 105th ave se, bellevue, wa 98004
- Starbucks — 42 Bellevue Way NE, Bellevue, WA 98004
Frequently Asked Questions
What type of property is this?
Coffee shop - Existing improvements support coffee, dessert, or light-food service in a compact, efficient layout.
Where is this coffee shop located?
The property is located at 103-10000 Main St Bellevue, WA.
What is the asking price?
The asking price for this property is $220,000.
What are key features of this property?
This property features: Approximately 979 SF coffee shop space; Existing build‑out suited to coffee, dessert, or light‑food service; Two reserved parking stalls included under the current rental arrangement
