Boba Tea and Coffee
For Sale
$275,000
21001 San Ramon Valley Boulevard, San Ramon, CA 94583
Multi-concept food and beverage business offering specialty drinks, mochi donuts, sandwiches, wings, and burgers.
Property Size1,369 SF
Price / SF$200.88
Days on Market12
Property Features for 21001 San Ramon Valley Boulevard
General Information
Standard status
Active
Size
1,369 SF
Property subtype
Commercial/Industrial
Additional Details
Business Included
Yes
Listing Agency:
Alliance Bay Realty
Listed By:
Shan Saigal · License #00768704
(408) 505-9302
Source:
Exitrealty
Added: Aug 25
Changed: Sep 4
Last Checked: Sep 4 at 3:04PM
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 Alliance Bay Realty
Investment Insights
Based on property information with market context.
This 1,369-square-foot food-and-beverage business combines specialty tea and coffee service with a broad prepared-food menu. Offerings include boba milk tea, smoothies, sandwiches, burgers, chicken wings, curly fries, snacks, and freshly made mochi donuts. The menu supports service across beverages, desserts, and savory items within one restaurant setting.
The business is located at 21001 San Ramon Valley Boulevard in San Ramon, California. Its product mix includes several established menu categories, with mochi donuts providing a distinctive dessert offering alongside drinks and prepared meals.
The business is located at 21001 San Ramon Valley Boulevard in San Ramon, California. Its product mix includes several established menu categories, with mochi donuts providing a distinctive dessert offering alongside drinks and prepared meals.
Key Highlights
- 1,369‑square‑foot food‑and‑beverage business
- Specialty boba milk tea, coffee, smoothies, and other beverages
- Freshly made mochi donuts, including a popular signature offering
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
$24,464
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
8.90%
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%
$489,280
$489.3K
Cap Rate 7%
$349,486
$349.5K
Cap Rate 9%
$271,822
$271.8K
Market Conditions
NOI Build-Up for 1,369 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
$35.6K $26.04/SF
− Vacancy
−$3.0K −$2.21/SF
EGI
$32.6K $23.83/SF
− OpEx
−$8.2K −$5.96/SF
NOI
$24.5K $17.87/SF
Area
Contra Costa County, CA
Vacancy
8.50%
Lease Rate
$26.04 /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%
$489,280
Cap Rate 7%
$349,486
Cap Rate 9%
$271,822
Alternative Uses
Best Use
Specialty Retail
$349.5K
$305.8K – $407.7K
NOI $24,464 @ 7.0% cap · market cap 8.90%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$517.5K
$452.8K – $603.7K
NOI $36,224 @ 7.0% cap · market cap 13.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
311
Businesses Nearby
164k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 43%
Dining 36%
Groceries 19%
Beauty & Spa 2%
Lucky Supermarkets
Groceries
31,276 visits/mo
0.1 miles
Dollar Tree
Shops & Services
27,665 visits/mo
0.1 miles
McDonald's
Dining
26,145 visits/mo
0.1 miles
Shell
Shops & Services
20,062 visits/mo
0.1 miles
Starbucks
Dining
17,999 visits/mo
0.0 miles
Demographics for 94583, CA
38,444
Population
14,208
Households
2.7
Avg Household Size
41
Median Age
64%
College-Educated
97%
High-School Grad
21.2 sq mi
ZIP Area
1,813
Density / Sq Mi
$184,033
Median Household Income
$97,697
Median Earnings
$2,973
Median Rent
$1,234,400
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Starbucks — 21001 San Ramon Valley Blvd, San Ramon, CA 94583
- i-Tea — 21001 san ramon valley blvd, san ramon, ca 94583
- Rubi Kiosk — 21001 san ramon valley blvd, san ramon, ca 94583
- Boba Bliss — 8945 San Ramon Rd, Dublin, CA 94568
- Starbucks — Country Club Village S.C, 9150 Alcosta Blvd, San Ramon, CA 94583
Frequently Asked Questions
What type of property is this?
Coffee shop - Multi-concept food and beverage business offering specialty drinks, mochi donuts, sandwiches, wings, and burgers.
Where is this coffee shop located?
The property is located at 21001 San Ramon Valley Boulevard San Ramon, CA.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: 1,369‑square‑foot food‑and‑beverage business; Specialty boba milk tea, coffee, smoothies, and other beverages; Freshly made mochi donuts, including a popular signature offering
