I am looking at a second location and there is a store available for sale. What would you pay?

10 years under same ownership. Beautiful interior. All equipment is in excellent condition. 60% is coffee beverages, the rest bakery, grilled panini sans. Reported sales in 2007- $170K. 2008- $206K and looks like this year will be about $190K. 5 years left on lease at $725/month with option to renew lease.