Salon Property with Private
For Sale
$435,000
3604 3604 Gilmer Rd, Longview, TX 75604
Established salon-use property with leased stylist suites, updated interiors, client areas, and dedicated paved parking.
Property Size1,784 SF
Lot Size1.96 Acres
Price / SF$243.83
Days on Market12
Property Features for 3604 3604 Gilmer Rd
General Information
Standard status
Active
Size
1,784 SF
Total Parking Spaces
11
Lot size
1.96 Acres
Property subtype
Office
Occupancy
100%
Additional Details
Business Included
Yes
Amenities
five private rooms
two bathrooms
welcoming lobby
kitchen
laundry room
covered porches
Building Details
Year Built
1881
Tenancy
Multi
Listing Agency:
East Texas Preferred Properties, LLC
(903) 353-7361
Listed By:
Kilgore
(903) 353-7361
Source:
Xome
Added: Jul 30
Changed: Aug 9
Last Checked: Aug 9 at 5:08AM
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 East Texas Preferred Properties, LLC
Investment Insights
Based on property information with market context.
This 1,784-square-foot spa and wellness property occupies 1.96 acres along Gilmer Rd in Longview. The existing salon layout includes five private rooms, two bathrooms, a lobby, kitchen, and laundry room. Interior improvements include new flooring, plumbing fixtures, paint, and lighting. Approximately 518 square feet of covered porches extend the usable client-facing area.
The property also provides approximately 6,000 square feet of paved parking with 11 striped surface spaces. All stylist suites are currently leased, supporting immediate rental income within the existing salon configuration. Built in 1881, the property combines an established commercial use with updated interior finishes and outdoor customer-access features.
The property also provides approximately 6,000 square feet of paved parking with 11 striped surface spaces. All stylist suites are currently leased, supporting immediate rental income within the existing salon configuration. Built in 1881, the property combines an established commercial use with updated interior finishes and outdoor customer-access features.
Key Highlights
- 1,784‑square‑foot salon‑use property on 1.96 acres
- Five private rooms, two bathrooms, lobby, kitchen, and laundry room
- All stylist suites currently leased
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
$29,841
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
6.86%
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%
$596,820
$596.8K
Cap Rate 7%
$426,300
$426.3K
Cap Rate 9%
$331,567
$331.6K
Market Conditions
NOI Build-Up for 1,784 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
$54.8K $30.72/SF
− Vacancy
−$15.0K −$8.42/SF
EGI
$39.8K $22.30/SF
− OpEx
−$9.9K −$5.58/SF
NOI
$29.8K $16.73/SF
Area
Gregg County, TX
Vacancy
27.40%
Lease Rate
$30.72 /SF/Yr
Expense Ratio
25.00%
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%
$596,820
Cap Rate 7%
$426,300
Cap Rate 9%
$331,567
Alternative Uses
Best Use
Office B
$426.3K
$373.0K – $497.4K
NOI $29,841 @ 7.0% cap · market cap 6.86%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$1.34M
$1.18M – $1.57M
NOI $94,061 @ 7.0% cap · market cap 21.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
207
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 75604, TX
30,752
Population
13,579
Households
2.3
Avg Household Size
36
Median Age
23%
College-Educated
85%
High-School Grad
44.1 sq mi
ZIP Area
697
Density / Sq Mi
$67,826
Median Household Income
$40,484
Median Earnings
$1,058
Median Rent
$189,900
Median Home Value
Market
Vacancy Rate% for Office 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 - Established salon-use property with leased stylist suites, updated interiors, client areas, and dedicated paved parking.
Where is this spa & wellness property located?
The property is located at 3604 3604 Gilmer Rd Longview, TX.
What is the asking price?
The asking price for this property is $435,000.
What are key features of this property?
This property features: 1,784‑square‑foot salon‑use property on 1.96 acres; Five private rooms, two bathrooms, lobby, kitchen, and laundry room; All stylist suites currently leased
