Six-Room Spa & Wellness
For Sale
$605,000
101 PALM HARBOR, Palm Coast, FL 32137
Licensed wellness space with flexible room configuration and continued spa, massage, or haircare use potential.
Property Size1,805 SF
Days on Market146
Property Features for 101 PALM HARBOR
General Information
Standard status
Active
Size
1,805 SF
Property subtype
Commercial
Additional Details
Gross Income
$49,200
Taxes and HOA fees
Annual Taxes
$70
Building Details
Building Size
1,805 SF
Year Built
2005
Listed By:
Clarissa Swartzlander
(724) 954-2787
Source:
Elliman
Added: Apr 12
Changed: Sep 3
Last Checked: Sep 2 at 6:35AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Clarissa Swartzlander
Investment Insights
Based on property information with market context.
This spa and wellness property includes six separate rooms configured for massage and haircare services. The space is fully licensed and spa-entitled, with an existing lease in place through June 2025. Its layout can support continued operation as a wellness business or use for medical spa, massage, or haircare services.
The property is located in European Village at 101 Palm Harbor #B114 in Palm Coast, Florida. The setting includes surrounding businesses and restaurants within a walkable destination. The current spa operation has served the location for more than 10 years, providing an established framework for continued wellness and beauty use.
The property is located in European Village at 101 Palm Harbor #B114 in Palm Coast, Florida. The setting includes surrounding businesses and restaurants within a walkable destination. The current spa operation has served the location for more than 10 years, providing an established framework for continued wellness and beauty use.
Key Highlights
- Six separate massage and hair care rooms
- Spa‑entitled business in European Village for over 10 years
- Fully licensed spa and wellness space
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
$25,946
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
4.29%
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%
$518,920
$518.9K
Cap Rate 7%
$370,657
$370.7K
Cap Rate 9%
$288,289
$288.3K
Market Conditions
NOI Build-Up for 1,805 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
$40.1K $22.20/SF
− Vacancy
−$3.0K −$1.67/SF
EGI
$37.1K $20.54/SF
− OpEx
−$11.1K −$6.16/SF
NOI
$25.9K $14.37/SF
Area
Flagler County, FL
Vacancy
7.50%
Lease Rate
$22.20 /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%
$518,920
Cap Rate 7%
$370,657
Cap Rate 9%
$288,289
Alternative Uses
Best Use
Retail
$370.7K
$324.3K – $432.4K
NOI $25,946 @ 7.0% cap · market cap 4.29%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$433.8K
$379.5K – $506.1K
NOI $30,363 @ 7.0% cap · market cap 5.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
203
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 32137, FL
46,258
Population
24,717
Households
1.9
Avg Household Size
57
Median Age
37%
College-Educated
95%
High-School Grad
62.4 sq mi
ZIP Area
741
Density / Sq Mi
$78,731
Median Household Income
$42,249
Median Earnings
$1,790
Median Rent
$360,600
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Similar Off Market Nearby
- Vande Wellness LLc — 4440 N Ocean Shore Blvd Suite # 103, Palm Coast, FL 32137
Frequently Asked Questions
What type of property is this?
Spa & wellness property - Licensed wellness space with flexible room configuration and continued spa, massage, or haircare use potential.
Where is this spa & wellness property located?
The property is located at 101 PALM HARBOR Palm Coast, FL.
What is the asking price?
The asking price for this property is $605,000.
What are key features of this property?
This property features: Six separate massage and hair care rooms; Spa‑entitled business in European Village for over 10 years; Fully licensed spa and wellness space
