Freestanding Spa & Wellness
For Sale
$380,000
2620 Vaughn Blvd, Fort Worth, TX 76105
Flexible commercial layout with salon infrastructure, customer parking, and ER zoning supporting several neighborhood-oriented uses.
Property Size1,591 SF
Price / SF$238.84
Days on Market175
Property Features for 2620 Vaughn Blvd
General Information
Standard status
Active
Size
1,591 SF
Property subtype
Commercial
Zoning
ER
Site & Location
Highway Access
Yes
Road Access
Yes
Amenities
spacious open layout
multiple workstations
welcoming reception area
ample natural light
private office
storage room
restroom
laundry area
large parking area
multiple access points
Building Details
Year Built
1946
Tenancy
Single
Listing Agency:
DIMERO REALTY GROUP
(817) 312-7449
Listed By:
Yary Diaz Nieves · License #0711220
Source:
Northtexashomeguide
Added: Mar 7
Changed: Aug 28
Last Checked: Aug 28 at 9:00PM
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 DIMERO REALTY GROUP
Investment Insights
Based on property information with market context.
This 1,591-square-foot freestanding commercial building dates to 1946 and is currently configured for salon operations. The interior includes an open work area with multiple stations, a reception zone, private office, storage room, restroom, and laundry area. Existing salon equipment, furnishings, and stations are included. Recent property upgrades include a metal roof installed approximately 5 years ago, foam insulation, plumbing updates, and electrical improvements.
The property occupies a generous lot with a large parking area and multiple access points. Its ER (Neighborhood Commercial Restricted) zoning supports listed uses that include barber and beauty shops, bookstores, drug stores, offices, studios, healthcare, and public or civic functions. Access to I-20, I-35W, and US-287 provides regional connectivity, while Downtown Fort Worth is less than 10 minutes away.
The property occupies a generous lot with a large parking area and multiple access points. Its ER (Neighborhood Commercial Restricted) zoning supports listed uses that include barber and beauty shops, bookstores, drug stores, offices, studios, healthcare, and public or civic functions. Access to I-20, I-35W, and US-287 provides regional connectivity, while Downtown Fort Worth is less than 10 minutes away.
Key Highlights
- 1,591‑square‑foot freestanding building on a generous lot
- Salon configuration with multiple stations, reception area, office, storage, restroom, and laundry
- Existing salon stations, equipment, and furnishings 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
$25,573
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
6.73%
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%
$511,460
$511.5K
Cap Rate 7%
$365,329
$365.3K
Cap Rate 9%
$284,144
$284.1K
Market Conditions
NOI Build-Up for 1,591 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
$38.4K $24.12/SF
− Vacancy
−$1.8K −$1.16/SF
EGI
$36.5K $22.96/SF
− OpEx
−$11.0K −$6.89/SF
NOI
$25.6K $16.07/SF
Area
Fort Worth, TX
Vacancy
4.80%
Lease Rate
$24.12 /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%
$511,460
Cap Rate 7%
$365,329
Cap Rate 9%
$284,144
Alternative Uses
Best Use
Retail
$365.3K
$319.7K – $426.2K
NOI $25,573 @ 7.0% cap · market cap 6.73%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$577.9K
$505.7K – $674.3K
NOI $40,456 @ 7.0% cap · market cap 10.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
357
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 76105, TX
23,445
Population
7,667
Households
3.1
Avg Household Size
31
Median Age
5%
College-Educated
57%
High-School Grad
5.9 sq mi
ZIP Area
3,974
Density / Sq Mi
$46,482
Median Household Income
$27,987
Median Earnings
$1,172
Median Rent
$117,600
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Spa & wellness property - Flexible commercial layout with salon infrastructure, customer parking, and ER zoning supporting several neighborhood-oriented uses.
Where is this spa & wellness property located?
The property is located at 2620 Vaughn Blvd Fort Worth, TX.
What is the asking price?
The asking price for this property is $380,000.
What are key features of this property?
This property features: 1,591‑square‑foot freestanding building on a generous lot; Salon configuration with multiple stations, reception area, office, storage, restroom, and laundry; Existing salon stations, equipment, and furnishings included
