Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Turnkey Hair Salon and Spa Title is generated by Realmo AI

    3980 Carlisle Road, Dover, PA 17315

    View on Map
    Claim this Listing
    New
    For Sale
    Contact for pricing

    Turnkey salon and spa setup with ramp access, parking, and public utilities on a high-visibility retail corridor.

    Type:Retail
    Property size:
    1,798 SF
    Lot size:
    0.20 Acres
    Price / SF:
    $236/SF
    Added:
    Jun 3, 2026
    Days on Market:
    4
    Last Refresh:
    Jun 6 at 6:00 am

    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

    We can help!

    Listing Contact
    Anthony J Lardarello Jr

    Listing agent Anthony J Lardarello Jr License #RS371483

    Listing office Keller Williams Keystone Realty

    Listing date Jun 3, 2026

    Source Crexi

    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

    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
    • Main‑level ramp access plus on‑site parking for customer accessibility
    • Built in 1940; offered with real estate and salon business operating assets
    • Located on Carlisle Road/PA Route 74 between Davidsburg Road and Fox Run Road with access from Carlisle Road

    Overview

    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.

    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 (±1% cap)
    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 (±1% cap)
    NOI $36,441 @ 7.0% cap · market cap 8.57%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Spa & wellness properties

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Dover
    County
    York
    State
    Pennsylvania
    Longitude
    -76.84227
    Latitude
    39.992344

    Nearby Similar for Sale

    • $425,000

      Turnkey Hair Salon Opportunity

      Operate an established salon with stylist stations and income from leased parking spaces on a highly traveled roadway.
      3980 CARLISLE Road, DOVER, PA 17315
      View Details
    • $450,000
      10,000 SF

      Retail Space on Carlisle Road

      Centrally located retail space in Dover, PA for sale.
      3966 Carlisle Rd, Dover, PA 17315
      View Details

    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
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Anthony J Lardarello Jr
    Real Estate License ID: RS371483
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    3980 Carlisle Road, Dover, PA 17315
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!