Rare opportunity to acquire a well-established Korean cosmetics retail store located inside one of Irvine's highest-traffic Asian anchor shopping centers, a destination location that consistently draws a loyal, repeat local Korean and broader Asian-American customer base.

This business has built a steady reputation selling popular Korean skincare and cosmetics brands, benefiting from the continued growth of K-beauty demand in Southern California. Over the past three years, the business has generated consistent revenue in the $443,000–$485,000 range with gross margins improving every year (44.7% → 46.6%) and Seller's Discretionary Earnings averaging $76,308/year, with SDE margin climbing from 14.2% to 18.3% — evidence of tightening cost control even through a modest 2025 revenue dip.

The operation is straightforward and easy to run: a compact, well-merchandised retail footprint, simple point-of-sale/inventory processes, and minimal staffing needs, making it an excellent fit for an owner-operator or a family team, including first-time business buyers.

Highlights:

High-traffic, well-anchored Asian shopping center location in central Irvine
Consistent multi-year revenue with improving margins
Loyal, repeat local customer base built around trusted K-beauty brands
Simple, low-overhead operating model — easy to learn and run
Clean books prepared by outside CPA (Tony Song, CPA) for 2022–2025
Turnkey: FF&E, fixtures, and established vendor relationships included
Financial Summary (3-Year Actual P&L)
2023 2024 2025
Net Sales $463,932 $484,911 $443,609
Gross Profit $207,530 $219,633 $206,587
Gross Margin 44.7% 45.3% 46.6%
Net Income $65,947 $81,647 $81,329
SDE $65,947 $81,647 $81,329
3-Year Average SDE: $76,308 | Asking price represents a ~2.1x SDE multiple

Facilities
Leased retail space within a prominent Irvine shopping center anchored by a major Asian supermarket — one of the area's busiest retail destinations, ensuring strong organic foot traffic. [Insert square footage, lease term remaining, and monthly rent escalation if available.]

Competition
Positioned inside a shopping center with heavy, consistent foot traffic from a market that draws a loyal Korean and Asian-American customer base; established brand relationships and repeat customers provide a defensible position versus nearby retailers. [Add specific competitive notes if desired.]

Growth & Expansion
Potential opportunities for a new owner may include: expanded online/social media presence, extended hours, additional K-beauty brand lines, or loyalty programs to grow repeat visit frequency. [Confirm with seller which growth levers haven't yet been pursued.]

Support & Training
[Insert seller's proposed training period, e.g., "Seller will provide 2–4 weeks of training and transition support."]

Reason for Selling
[Insert — e.g., retirement, relocation, pursuing other ventures. Required field for BizBuySell.]

Financing
[Insert if seller financing is offered, e.g., "Seller may consider partial seller financing for a qualified buyer."]

Notes for the Broker/Seller (not for public listing)
SDE and revenue figures are based on the accountant-prepared (book) P&L statements for FY2023–FY2025, not the IRS tax returns, since book net income was higher in each year (book-to-tax differences, see prior Actual SDE PDF for detail).
The "Wages" line was not broken out between owner and staff pay in the P&L provided. If any portion reflects the owner's own compensation, it could be added back to further increase SDE — worth confirming before finalizing the asking multiple.
Bracketed [ ] fields above (lease terms, square footage, employee count, reason for selling, training period, financing terms) are required by BizBuySell's listing form but weren't in the financial documents provided — these should be filled in before publishing.