Neighborhood Barber Shop Retail
For Sale
$75,000
2114 E Ganson Street, Jackson, MI 49202
Turnkey barber shop for sale with two included barber chairs, waiting area, one bathroom, and large paved parking.
Property Size468 SF
Days on Market141
Property Features for 2114 E Ganson Street
General Information
Standard status
Active
Size
468 SF
Property subtype
Business Opportunity
Zoning
R-2
Additional Details
Business Included
Yes
Building Details
Building Size
468 SF
Year Built
1972
Units
1
Listing Agency:
ERA REARDON REALTY, L.L.C.
(517) 937-9907
Listed By:
MELISSA L BAILEY · License #6502372861
(517) 937-9907
Source:
Homesforsaleinmich
Added: Apr 3
Changed: Aug 8
Last Checked: Aug 20 at 2:33PM
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 ERA REARDON REALTY, L.L.C.
Investment Insights
Based on property information with market context.
This retail storefront is currently operating as a neighborhood barbershop and has been in operation for 50+ years with the same owner. The space includes two barber chairs included with the sale, a waiting area with chairs, one bathroom, and a storage area.
The property is zoned R-2 and is described as permitting barbershop or hair salon use only; other uses would require a variance from the City of Jackson. Improvements cited in the remarks include a new furnace, new roof, and new LED outside lighting.
A large paved parking area is included, with parking providing access to the side alley via N. Forbes St.
The property is zoned R-2 and is described as permitting barbershop or hair salon use only; other uses would require a variance from the City of Jackson. Improvements cited in the remarks include a new furnace, new roof, and new LED outside lighting.
A large paved parking area is included, with parking providing access to the side alley via N. Forbes St.
Key Highlights
- Neighborhood barbershop built in 1972, operating for over 50+ years with the same owner throughout
- Includes 2 barber chairs, plus a waiting area with included chairs
- One bathroom and a storage area
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
$3,228
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
4.30%
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%
$64,560
$64.6K
Cap Rate 7%
$46,114
$46.1K
Cap Rate 9%
$35,867
$35.9K
Market Conditions
NOI Build-Up for 468 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
$5.6K $12.00/SF
− Vacancy
−$1.0K −$2.15/SF
EGI
$4.6K $9.85/SF
− OpEx
−$1.4K −$2.96/SF
NOI
$3.2K $6.90/SF
Area
Jackson County, MI
Vacancy
17.90%
Lease Rate
$12.00 /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%
$64,560
Cap Rate 7%
$46,114
Cap Rate 9%
$35,867
Alternative Uses
Best Use
Retail
$46.1K
$40.4K – $53.8K
NOI $3,228 @ 7.0% cap · market cap 4.30%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$74.7K
$65.4K – $87.2K
NOI $5,230 @ 7.0% cap · market cap 6.97%
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
286
Businesses Nearby
82k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 62%
Shops & Services 38%
Taco Bell
Dining
17,030 visits/mo
0.4 miles
Burger King
Dining
13,430 visits/mo
0.4 miles
Little Caesars Pizza
Dining
9,088 visits/mo
0.1 miles
KFC
Dining
7,613 visits/mo
0.5 miles
Dollar General
Shops & Services
7,574 visits/mo
0.1 miles
Demographics for 49202, MI
19,359
Population
9,598
Households
2
Avg Household Size
37
Median Age
15%
College-Educated
91%
High-School Grad
12.7 sq mi
ZIP Area
1,524
Density / Sq Mi
$41,916
Median Household Income
$30,638
Median Earnings
$915
Median Rent
$104,100
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Turnkey barber shop for sale with two included barber chairs, waiting area, one bathroom, and large paved parking.
Where is this storefront property located?
The property is located at 2114 E Ganson Street Jackson, MI.
What is the asking price?
The asking price for this property is $75,000.
What are key features of this property?
This property features: Neighborhood barbershop built in 1972, operating for over 50+ years with the same owner throughout; Includes 2 barber chairs, plus a waiting area with included chairs; One bathroom and a storage area
