Downtown Beauty Salon
For Sale
Contact for pricing
175-177 Front Street, South Plainfield, NJ 07080
For-sale storefront with a long-running beauty salon, updated interior, and included fixtures and equipment in commercial HDD zoning.
Property Size874 SF
Price / SF$429.06
Days on Market65
Property Features for 175-177 Front Street
General Information
Standard status
Active
Size
874 SF
Property subtype
Office, Retail
Zoning
HDD
Additional Details
Business Included
Yes
Listing Agency:
Berkshire Hathaway HomeServices Fox and Roach Realtors
Listed By:
Andrea Lacerda · License #9588331
Source:
Crexi
Added: Jun 8
Changed: Aug 8
Last Checked: Aug 11 at 6:49AM
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 Berkshire Hathaway HomeServices Fox and Roach Realtors
Investment Insights
Based on property information with market context.
This for-sale storefront property includes an operating beauty salon that has been in the same location for 20+ years. The space presents clean and updated throughout, with all fixtures and equipment included, supporting an immediate transition for an owner-operator or a new tenant looking to keep the existing setup in place. A large, deep rear property adds additional usable outdoor area for a variety of small business needs, subject to applicable use requirements.
Located on Front Street in South Plainfield within the downtown business district, the building offers strong storefront presence for customer-facing traffic. The property is described as having commercial HDD zoning, which provides for many business uses, giving flexibility for prospective buyers and operators evaluating how they can utilize the space. The seller also notes low taxes, which can be an important factor for small business ownership.
With fixtures and equipment included and the interior presented as updated and well maintained, this property is well suited to a buyer who wants to step into an established operation or purchase a building where the existing tenant use can inform a change-in-use plan. The combination of a visible downtown storefront, included turn-key items, and the deep rear portion makes it practical for a range of owner-user concepts under the property’s commercial zoning parameters.
Located on Front Street in South Plainfield within the downtown business district, the building offers strong storefront presence for customer-facing traffic. The property is described as having commercial HDD zoning, which provides for many business uses, giving flexibility for prospective buyers and operators evaluating how they can utilize the space. The seller also notes low taxes, which can be an important factor for small business ownership.
With fixtures and equipment included and the interior presented as updated and well maintained, this property is well suited to a buyer who wants to step into an established operation or purchase a building where the existing tenant use can inform a change-in-use plan. The combination of a visible downtown storefront, included turn-key items, and the deep rear portion makes it practical for a range of owner-user concepts under the property’s commercial zoning parameters.
Key Highlights
- For‑sale downtown storefront with an established beauty salon operating at the same location for 20+ years
- Updated, clean interior and well‑presented condition
- All fixtures and equipment included
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
$12,475
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
3.33%
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%
$249,500
$249.5K
Cap Rate 7%
$178,214
$178.2K
Cap Rate 9%
$138,611
$138.6K
Market Conditions
NOI Build-Up for 874 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
$18.9K $21.60/SF
− Vacancy
−$1.1K −$1.21/SF
EGI
$17.8K $20.39/SF
− OpEx
−$5.3K −$6.12/SF
NOI
$12.5K $14.27/SF
Area
Middlesex County, NJ
Vacancy
5.60%
Lease Rate
$21.60 /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%
$249,500
Cap Rate 7%
$178,214
Cap Rate 9%
$138,611
Alternative Uses
Best Use
Retail
$178.2K
$155.9K – $207.9K
NOI $12,475 @ 7.0% cap · market cap 3.33%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$228.2K
$199.7K – $266.3K
NOI $15,975 @ 7.0% cap · market cap 4.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
634
Businesses Nearby
38k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 61%
Dining 39%
Dunkin' Donuts
Dining
12,082 visits/mo
0.2 miles
Dollar General
Shops & Services
8,637 visits/mo
0.1 miles
TD Bank
Shops & Services
6,602 visits/mo
0.4 miles
The UPS Store
Shops & Services
4,554 visits/mo
0.2 miles
Exxon
Shops & Services
2,456 visits/mo
0.4 miles
Demographics for 07080, NJ
24,261
Population
8,433
Households
2.9
Avg Household Size
41
Median Age
42%
College-Educated
93%
High-School Grad
8.2 sq mi
ZIP Area
2,959
Density / Sq Mi
$126,161
Median Household Income
$61,777
Median Earnings
$1,928
Median Rent
$444,100
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- The Creative Consciousness Studio — 125 Front St, South Plainfield, NJ 07080
Frequently Asked Questions
What type of property is this?
Spa & wellness property - For-sale storefront with a long-running beauty salon, updated interior, and included fixtures and equipment in commercial HDD zoning.
Where is this spa & wellness property located?
The property is located at 175-177 Front Street South Plainfield, NJ.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: For‑sale downtown storefront with an established beauty salon operating at the same location for 20+ years; Updated, clean interior and well‑presented condition; All fixtures and equipment included
