Turnkey Hair Salon and
3980 Carlisle Road Dover, PA 17315
3980 Carlisle Road, Dover, PA, 17315
Contact for pricing
For Sale
Contact for pricing
Turnkey salon and spa setup with ramp access, parking, and public utilities on a high-visibility retail corridor.
Property Size1,798 SF
Lot Size0.20 Acres
Price / SF$236.37
Days on Market50
Property Features for 3980 Carlisle Road
General Information
- Standard status
- Active
- Size
- 1,798 SF
- Lot size
- 0.20 Acres
- Property subtype
- Retail
Building Details
- Year Built
- 1940
Listing agency
Keller Williams Keystone Realty
Listed by
Anthony J Lardarello Jr · License #RS371483
Source
Crexi
Added: Jun 3 Updated: Jul 10 at 4:00PM Checked: Jul 21 at 2:21PM
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 Keller Williams Keystone Realty
Investment Insights
Based on property information with market context.
3980 Carlisle Road is a commercially zoned retail property currently operating as a turnkey hair salon and spa. The building includes approximately 1,798 square feet on a 0.20-acre parcel and is offered for sale with the real estate and the operating salon business assets, including furniture, fixtures, and equipment. The current interior layout features four styling stations plus tanning, and the property includes main-level ramp access to support accessibility.
The site is positioned along PA Route 74 in Dover Township, York County, on Carlisle Road/PA Route 74. The property has on-site parking and benefits from daily visibility along this primary north-south corridor connecting Dover with the greater York market. Listing materials indicate convenient access from Carlisle Road. The seller notes that transition assistance is available, and one current stylist intends to remain after sale, subject to final buyer/seller terms.
This property is well suited for a salon operator seeking a ready-to-operate location with an established buildout, existing FF&E, and ongoing staff continuity subject to agreement. It may also appeal to an investor, developer, or adjacent property holder looking for a modest-sized commercial parcel in a retail-oriented corridor. As part of due diligence, buyers are encouraged to verify traffic counts, access, signage, and applicable use approvals with Dover Township and relevant agencies.
The site is positioned along PA Route 74 in Dover Township, York County, on Carlisle Road/PA Route 74. The property has on-site parking and benefits from daily visibility along this primary north-south corridor connecting Dover with the greater York market. Listing materials indicate convenient access from Carlisle Road. The seller notes that transition assistance is available, and one current stylist intends to remain after sale, subject to final buyer/seller terms.
This property is well suited for a salon operator seeking a ready-to-operate location with an established buildout, existing FF&E, and ongoing staff continuity subject to agreement. It may also appeal to an investor, developer, or adjacent property holder looking for a modest-sized commercial parcel in a retail-oriented corridor. As part of due diligence, buyers are encouraged to verify traffic counts, access, signage, and applicable use approvals with Dover Township and relevant agencies.
Key Highlights
- Commercially zoned retail property operating as a hair salon and spa on PA Route 74 in Dover Township
- Approximately 1,798 SF building on a 0.20‑acre parcel with public water and sewer
- Salon layout includes four styling stations plus tanning, with included furniture, fixtures, and equipment
Local Financial Insights For Retail
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $32.4k | $18.00 |
| − Vacancy | −$1.7k | −$0.95 |
| EGI | $30.6k | $17.05 |
| − OpEx | −$9.2k | −$5.11 |
| NOI | $21.5k | $11.93 |
1,798 SF · lease $18.00/SF/yr · vacancy 5.30% · expense 30.00%
Alternative Uses
Best Use
Retail
$306.5K
$268.2K – $357.6K
NOI $21,454 @ 7.0% cap · market cap 5.05%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$520.6K
$455.5K – $607.4K
NOI $36,441 @ 7.0% cap · market cap 8.57%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
Spa & wellness properties
Similar For Sale Nearby
FAQs
What type of property is this?
Spa & wellness property - Turnkey salon and spa setup with ramp access, parking, and public utilities on a high-visibility retail corridor.
Where is this spa & wellness property located?
The property is located at 3980 Carlisle Road Dover, PA.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Commercially zoned retail property operating as a hair salon and spa on PA Route 74 in Dover Township; Approximately 1,798 SF building on a 0.20‑acre parcel with public water and sewer; Salon layout includes four styling stations plus tanning, with included furniture, fixtures, and equipment
