Primary Category:Ice Cream & Frozen Yogurt Shops for Sale
Own a newly remodeled Baskin-Robbins, one of the most recognized ice cream brands in the world, serving the same affluent Fairfax County, Virginia neighborhood from the same storefront for nearly 40 years.
The store sits in a grocery-anchored neighborhood shopping center in Fairfax County, one of the highest-income counties in the United States. There is no dessert outlet of any kind within one mile, and the nearest other Baskin-Robbins is about 3.5 miles away. Families in the area have been buying birthday cakes and summer scoops here for two generations.
The heavy lifting is done. The store completed a full construction and equipment remodel in spring 2026, approved by the franchisor with no outstanding remodel requirements. Recent investments include new front-line dipping cabinets, digital menu boards, a replaced walk-in freezer compressor, and new prep equipment including blenders, an ice maker, a mixer and a photo-cake printer. A buyer steps into a fresh store without facing a major capital outlay in the early years of ownership.
What you get:
- Approx. $505,000 in FY2025 revenue per the filed tax return (about $449,000 of POS net sales plus tips and sales tax collected)
- Approx. $78,000 of FY2025 Seller's Discretionary Earnings, with no owner salary, no interest expense and no aggressive add-backs
- Books reconciled to the filed tax returns and to POS reports
- About 40 flavors, including dairy-free options, plus sundaes, shakes, take-home packs and ice cream cakes
- A diversified mix: in-store sales about 73% of POS net sales, ice cream cakes about 17%, mobile app and delivery about 10%
- An owned, freezer-equipped event trailer for schools, senior communities and private events
- A trained cake decorator and a part-time crew already in place
- A franchise agreement that runs through 2033, longer than the current lease
Light owner hours. The current owners work about 30 hours a week combined, roughly 20 in the store and 10 on administration, largely remotely. Baskin-Robbins (part of Inspire Brands) supplies products, recipes, national advertising, a mobile app with rewards, delivery integrations (Uber Eats, DoorDash, Grubhub) and business consulting support.
Clear upside. The sellers have not pursued local marketing. School and community fundraisers, local social media, a scheduled event-trailer calendar, expanded custom-cake capacity and a post-remodel review campaign are all available to an engaged owner with little capital.
Asset sale, free and clear, with FF&E, leasehold improvements, goodwill and the event trailer included. Inventory is purchased at cost at closing. The transfer is subject to Baskin-Robbins approval and landlord consent. Cash buyers are preferred; qualified buyers using bank or SBA financing will be considered with full payment at closing.
A Confidential Information Memorandum with full financials is available to qualified buyers after signing an NDA. Please do not contact the store, its employees, the landlord or Baskin-Robbins. All inquiries go through the listing broker.
Financial Information
$215,000
Asking Price
$78,000
Cash Flow
$505,000
Gross Revenue
N/A
Down Payment
$78,000
Adjusted EBITDA
Business Location
City:
Western Fairfax County, VA
State:Virginia
Reason for Sale
Family responsibilities no longer allow the owners to give the store the full attention it deserves. They want to hand a newly remodeled store to an owner who will.
Detailed information
Year Established:1988
Home Based:No
Franchise:Yes
Relocatable:No
Lender Prequalified:No
SBA Prequalified:No
Part-Time Employees:5
Contractors:N/A
Owner Worked Hours/w:30
Inventory Included: No
Inventory Value:
$12,000
Monthly Rent:
$4,700
Real Estate Available: Yes
Real Estate Included: No
Real Estate Value:
N/A
Building Size: 1200
FF&E Included?: No
Training/Support
Baskin-Robbins provides two weeks of training for approved buyers, included in the approximately $7,000 franchise transfer fee. The sellers will add one more week of hands-on training after closing, covering daily operations, ordering, cake production, the POS and franchisor systems, and event-trailer operations. The trained cake decorator and part-time crew are in place. Ongoing Baskin-Robbins support includes monthly flavor promotions, national advertising, a mobile app with rewards, delivery platform integrations, business consulting and an annual franchisee conference.
Facilities
Approximately 1,200 sq. ft. leased inline retail space in a grocery-anchored neighborhood shopping center, with customer seating, a front service counter, a prep line, a walk-in freezer and back-of-house storage. The store completed a full construction and equipment remodel in spring 2026, approved by Baskin-Robbins.
Key assets included in the sale:
- Leasehold improvements from the 2026 remodel (construction and finishes)
- Front-line ice cream dipping cabinets (2024) plus an additional dipping cabinet (2025–2026)
- Walk-in freezer with a compressor replaced in 2026
- Digital menu boards (the seller will pay off the equipment lease before closing, so the boards transfer owned)
- Prep equipment: commercial stainless mixer, 2 vacuum-capable commercial blenders, microwave, waffle maker, commercial stainless ice maker
- Ice cream cake freezer and beverage cooler
- Photo-cake printer (2024), office printer (2025), office furniture, storage cabinets, stainless steel stands and a wet vacuum
- 2016 freezer-equipped ice cream event trailer in good condition (title transfers at closing)
The sellers report all equipment in good working order with no deferred maintenance and no immediate major equipment needs. All assets transfer free and clear. Saleable inventory is purchased separately at cost at closing.
Market Outlook/Competition
The store is the neighborhood's only dessert destination: a September 2026 survey found no dessert outlet of any kind within one mile, and the nearest other Baskin-Robbins is about 3.5 miles away. The main competition sits in a single destination-retail corridor 1.5 to 2.5 miles away, with several frozen-custard, soft-serve, frozen-yogurt and independent creamery operators, and cookie concepts compete for the same dessert occasion. Fairfax County is one of the highest-income counties in the U.S., with strong family demand for celebrations and ice cream cakes. The store's position is neighborhood convenience, supported by the Baskin-Robbins brand, cake capability and an event trailer that most nearby competitors lack.
Real Estate Description
Approximately 1,200 sq. ft. inline retail space in a grocery-anchored neighborhood shopping center with daily-needs traffic, leased from an unrelated third-party landlord. The current term runs through September 30, 2031, with about 5 years remaining and no further renewal options. Base rent is approximately $3,825 per month starting October 2026 and steps up about 3% a year. Additional charges for CAM, real estate taxes, insurance and the promotional fund add approximately $880 per month, for a
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