Turnkey Hair Salon and
For Sale
Contact for pricing
3980 Carlisle Road, Dover, PA 17315
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$209.40
Days on Market95
Property Features for 3980 Carlisle Road
General Information
Standard status
Active
Size
1,798 SF
Total Parking Spaces
9
Lot size
0.20 Acres
Property subtype
Retail
Zoning
Commercial
Investment Type
Owner/User
Additional Details
Business Included
Yes
Road Access
Yes
Building Details
Year Built
1940
Tenancy
Single
Listing Agency:
Keller Williams Keystone Realty
Listed By:
Anthony J Lardarello Jr · License #RS371483
(717) 870-0216
Source:
Crexi
Added: Jun 3
Changed: Aug 31
Last Checked: Sep 2 at 9:16AM
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
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
$21,454
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
5.70%
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%
$429,080
$429.1K
Cap Rate 7%
$306,486
$306.5K
Cap Rate 9%
$238,378
$238.4K
Market Conditions
NOI Build-Up for 1,798 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
$32.4K $18.00/SF
− Vacancy
−$1.7K −$0.95/SF
EGI
$30.6K $17.05/SF
− OpEx
−$9.2K −$5.11/SF
NOI
$21.5K $11.93/SF
Area
York County, PA
Vacancy
5.30%
Lease Rate
$18.00 /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%
$429,080
Cap Rate 7%
$306,486
Cap Rate 9%
$238,378
Alternative Uses
Best Use
Retail
$306.5K
$268.2K – $357.6K
NOI $21,454 @ 7.0% cap · market cap 5.70%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$520.6K
$455.5K – $607.4K
NOI $36,441 @ 7.0% cap · market cap 9.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
241
Businesses Nearby
68k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 46%
Shops & Services 37%
Home Improvements & Furnishings 13%
Dining 5%
Giant Food Store
Groceries
30,984 visits/mo
0.3 miles
Spanglers Ace Hardware
Home Improvements & Furnishings
8,981 visits/mo
0.3 miles
Members 1st Federal Credit Union
Shops & Services
7,219 visits/mo
0.1 miles
Giant Gasoline
Shops & Services
6,308 visits/mo
0.2 miles
Turkey Hill Minit Market
Shops & Services
5,937 visits/mo
0.2 miles
Demographics for 17315, PA
26,317
Population
11,442
Households
2.3
Avg Household Size
44
Median Age
21%
College-Educated
92%
High-School Grad
58.1 sq mi
ZIP Area
453
Density / Sq Mi
$81,058
Median Household Income
$47,933
Median Earnings
$1,189
Median Rent
$222,400
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
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 $376,500.
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
