Renovated Coffee Shop with
For Sale
$800,000
600 E 5th St Az, Azusa, CA 91702
Turnkey coffee shop with drive-thru in a high-traffic location.
Property Size1,000 SF
Price / SF$800
Days on Market263
Property Features for 600 E 5th St Az
General Information
Standard status
Active
Size
1,000 SF
Property subtype
Retail
Building Details
Year Built
1962
Listing Agency:
CBC NRT
(626) 394-2527
Listed By:
Robert Ip
(626) 394-2527
Source:
Cbcworldwide
Added: Dec 3, 2025
Changed: Jul 6
Last Checked: Apr 9 at 9:00PM
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 CBC NRT
Investment Insights
Based on property information with market context.
This property features a turnkey business opportunity, a fully renovated former Alta-Dena Dairy store transformed into a neighborhood coffee shop and snack shack. The 1,000 square foot property is located in a high-traffic area, surrounded by Charles H. Lee Elementary School, Azusa High School, and Slauson Park, serving the local community. The drive-thru provides two points of sale, one in the interior and the other through the drive-thru. Situated on an 18,522 square foot lot, the property is located in an opportunity zone, potentially offering tax credits and deferral of tax gains. The goodwill of the business, inventory, and equipment are included in the sale, making it ready for immediate operation.
Key Highlights
- Turnkey business opportunity: Includes goodwill, inventory, and equipment.
- Fully renovated property: Former Alta‑Dena Dairy store transformed into a coffee shop and snack shack.
- Prime location: Surrounded by schools and Slauson Park.
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
$23,705
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
2.96%
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%
$474,100
$474.1K
Cap Rate 7%
$338,643
$338.6K
Cap Rate 9%
$263,389
$263.4K
Market Conditions
NOI Build-Up for 1,000 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
$33.8K $33.84/SF
− Vacancy
−$2.2K −$2.23/SF
EGI
$31.6K $31.61/SF
− OpEx
−$7.9K −$7.90/SF
NOI
$23.7K $23.70/SF
Area
Los Angeles County, CA
Vacancy
6.60%
Lease Rate
$33.84 /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%
$474,100
Cap Rate 7%
$338,643
Cap Rate 9%
$263,389
Alternative Uses
Best Use
Specialty Retail
$338.6K
$296.3K – $395.1K
NOI $23,705 @ 7.0% cap · market cap 2.96%
Second Best
Retail
$316.1K
$276.6K – $368.8K
NOI $22,125 @ 7.0% cap · market cap 2.77%
Theoretical Best
Office A
$535.4K
$468.5K – $624.6K
NOI $37,478 @ 7.0% cap · market cap 4.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,146
Businesses Nearby
17k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 100%
Carl's Jr.
Dining
9,827 visits/mo
0.5 miles
Taco Bell
Dining
7,137 visits/mo
0.5 miles
Demographics for 91702, CA
62,328
Population
18,218
Households
3.4
Avg Household Size
34
Median Age
24%
College-Educated
78%
High-School Grad
65.0 sq mi
ZIP Area
959
Density / Sq Mi
$87,577
Median Household Income
$35,714
Median Earnings
$1,847
Median Rent
$604,600
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
- Taco King — 246 N Azusa Ave, Azusa, CA 91702
- Chelsy's Donuts Bakery and coffee — 163 N Azusa Ave, Azusa, CA 91702
- Lit Up Nutrition Club Herbalife — 505 N Azusa Ave, Azusa, CA 91702
- Pressed + Flower Coffee Boutique — 523 N Azusa Ave, Azusa, CA 91702
- Starbucks — 1240 W Foothill Blvd, Azusa, CA 91702
Frequently Asked Questions
What type of property is this?
Coffee shop - Turnkey coffee shop with drive-thru in a high-traffic location.
Where is this coffee shop located?
The property is located at 600 E 5th St Az Azusa, CA.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: Turnkey business opportunity: Includes goodwill, inventory, and equipment.; Fully renovated property: Former Alta‑Dena Dairy store transformed into a coffee shop and snack shack.; Prime location: Surrounded by schools and Slauson Park.
