The 90-day coffee stand: how 510 square feet rewrote site math
Modular stands open in a quarter — and parcels once "too small" suddenly qualify.
Read the note →Skip the listing.
Sell the building.
No commissions, no marketing period. A fair-market offer, instantly.
No commissions
No marketing period
Instant fair-market offer
No retrade
What we buy
Single-tenant retail, in every shape
Freestanding buildings and pads — occupied, vacant, or with a lease expiring. If that's what you own, this page is for you.
- Restaurants
- Freestanding & drive-thruOperating, closed, or franchisee-owned.
- Bank branches
- Branch or padDrive-thru lanes a plus. Vaults are fine.
- Dark boxes
- Vacant is workableTenant gone, lease expired, never re-tenanted.
- Occupancy
- Any lease statusOccupied, vacant, month-to-month, or expiring.
- Pads & land
- 0.4 – 1.5 acresHard corners and signalized intersections preferred.
- Markets
- NationwideCorridors where national retail brands are opening.
How it works
From address to close
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Send your address
The form below or an email — takes two minutes. No commitment, and confidential.
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We underwrite it
Traffic counts, comparable sales, site work — the full workup. Nothing needed from you.
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Written offer within 48 hours
Fair market value, math shown, no financing contingency. The number we offer is the number we close at.
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Close in 14–21 days
Or on your date. Diligence on our dime, closing through a licensed title company. You never write a check.
Straight answers
The questions owners actually ask
Who am I dealing with?
The buyer. We purchase as a principal — no brokers in between, no assignment to a mystery end buyer. Everything is in writing, closing runs through a licensed title company in your state, and diligence is paid for by us.
How can you move that fast?
Because most of the underwriting already exists. We track traffic counts, comps, and site criteria in every corridor we buy in — your address just gets applied to it. Complex sites can take an extra day or two, and we'll say so up front.
How do you arrive at your number?
From the market, not a formula letter. Comparable sales, rents in your corridor, and the site itself — and the offer shows the math, so you can check every input with your own advisors.
Will my tenant know the property is for sale?
No. There's no listing, no sign, and no one contacts your tenant. The sale stays confidential until closing — or until you say otherwise.
What does this cost me?
Nothing. We're a buyer, not a broker — no fees, no commissions, no exclusivity. Diligence is on us.
Do I need a broker or attorney?
Your call — we work smoothly either way. We do recommend your own attorney review any contract: a deal that can't survive your lawyer reading it isn't worth signing.
What if I'm not ready to sell?
Then don't. If you'd rather keep the land, a ground lease turns it into monthly income. And if it's a no — say it once and we stop writing.
Field notes
How we read the market
Short takes on the news that moves drive-thru real estate — the research behind our offers.
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Get your offer
It starts with
It starts with
an address.
Send it now — a written fair-market offer within 48 hours. No listing, no sign, no tenant disturbance.
Prefer email? offers@ironsitecapital.com