Building Details

Building materials One Story

Listing Agency: RE/MAX Territory · RE/MAX International s***@remax.net Show Phone

Listed By: Dunia Federico · License #SA693634000 Show Phone

Added: Jul 11 Changed: Sep 7 Last Checked: Sep 20 at 4:06PM

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MLS# 20262978

Copyright © 2026 Yuma Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

Investment Insights

Based on property information with market context.

This one-story beauty salon offers 350 square feet of interior space with a shop layout. The property includes one barber chair, salon products and equipment, air conditioning, a dedicated landline, and parking. An inventory list is available for the additional salon items.

Built in 1980, the salon occupies a corner lot near Wellton Elementary School. Its Wellton location and existing salon improvements provide a clear starting point for continued beauty-service operations.

Key Highlights

• 350‑square‑foot beauty salon with a shop layout
• Corner‑lot location near Wellton Elementary School
• One barber chair plus salon products and equipment

Financial Insights

Estimated NOI and Cap Rate

NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).

NOI / Yr

$3,549

Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.

Cap Rate

3.09%

Suggested Prices Based on Cap Rates Cap rates vary significantly by property type, market, and asset quality. Typical U.S. stable-market ranges: Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+) Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand) Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically) Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher) Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk) Self-Storage — 5.5% to 7.5% Medical Office — 6.0% to 7.5% Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term Rules of thumb: Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%). Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C. Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI. Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.

Cap Rate 5%

$70,980 $71.0K

Cap Rate 7%

$50,700 $50.7K

Cap Rate 9%

$39,433 $39.4K

Market Conditions

NOI Build-Up for 350 SF Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent. EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs. OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements. NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.

Gross rent

$5.3K $15.12/SF

− Vacancy

−$222 −$0.64/SF

EGI

$5.1K $14.48/SF

− OpEx

−$1.5K −$4.35/SF

NOI

$3.5K $10.14/SF

Area

Yuma County, AZ

Vacancy

4.20%

Lease Rate

$15.12 /SF/Yr

Expense Ratio

30.00%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates Cap rates vary significantly by property type, market, and asset quality. Typical U.S. stable-market ranges: Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+) Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand) Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically) Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher) Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk) Self-Storage — 5.5% to 7.5% Medical Office — 6.0% to 7.5% Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term Rules of thumb: Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%). Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C. Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI. Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.

Cap Rate 5%

$70,980

Cap Rate 7%

$50,700

Cap Rate 9%

$39,433

Alternative Uses

Best Use

Retail

$50.7K

$44.4K – $59.2K (±1% cap)

NOI $3,549 @ 7.0% cap · market cap 3.09%

Second Best

—

—

no second resolved use

Theoretical Best

Specialty Retail

$179.8K

$157.3K – $209.7K (±1% cap)

NOI $12,584 @ 7.0% cap · market cap 10.94%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Spa & wellness properties

Suggested Use

Top Pick Parking Lot & Garage Building Supply Grocery & Convenience Store Pharmacy Auto Parts Store Nail Salon

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

146

Businesses Nearby

13k

Monthly Visits Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Foot Traffic Nearby

Shops & Services 100%

Circle K Shops & Services

7,455 visits/mo 0.1 miles

Dollar General Shops & Services

3,924 visits/mo 0.2 miles

National Bank Of Arizona Shops & Services

1,415 visits/mo 0.1 miles

Napa Auto Parts Shops & Services

423 visits/mo 0.3 miles

Market

Vacancy Rate% for Retail in West region

7% 2020

6.3% 2021

5.5% 2022

5.3% 2023

5.5% 2024

5.8% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this spa & wellness properties located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Spa & wellness property - Salon space includes air conditioning, parking, and a barber chair.

Where is this spa & wellness property located?

The property is located at 10410 S WILLIAMS ST Wellton, AZ.

What is the asking price?

The asking price for this property is $115,000.

What are key features of this property?

This property features: 350‑square‑foot beauty salon with a shop layout; Corner‑lot location near Wellton Elementary School; One barber chair plus salon products and equipment