Located along one of Yuba City’s primary commercial corridors, 520 Colusa Avenue offers a highly visible, signalized location with strong daily traffic exposure and excellent accessibility. Positioned on Colusa Avenue (Highway 20), the property benefits from consistent vehicle flow and proximity to major retail, service businesses, and dense residential neighborhoods. The property is currently occupied by a smoke shop, providing an immediate in-place use with established customer draw and consistent foot traffic. The existing business could be included in the sale, offering a turnkey opportunity for an owner-user, or the building can be delivered vacant—allowing for a seamless transition to a new retail or service-oriented concept. Originally constructed in 1971, the building offers approximately ±1,184 square feet on a manageable parcel, making it ideal for small business operators seeking affordability, visibility, and ease of management. With its central location, functional layout, and strong street presence, 520 Colusa Avenue presents a compelling opportunity for investors or owner-users looking to establish a foothold in the growing Yuba-Sutter market.