Salon-Configured Spa
For Sale
$323,000
3980 CARLISLE Road, Dover, PA 17315
Commercial Sale, DOVER, PA
Property Size1,798 SF
Lot Size0.20 Acres
Price / SF$179.64
Days on Market94
Property Features for 3980 CARLISLE Road
General Information
Property type
Other
Property subtype
Retail
Parking
9
Parking features
Parking Lot
Subdivision
NONE AVAILABLE
Elementary school district
DOVER AREA
Middle school district
DOVER AREA
High school district
DOVER AREA
Standard status
Active
Lot size
0.20 Acres
Taxes and HOA fees
Tax Annual Amount
3992
Utilities
Heating system
Hot Water(Heating)
Cooling system
Window Unit(s)
Building Details
Year built
1940
Building materials
Brick, Stick Built
Listing Agency:
Keller Williams Keystone Realty · Keller Williams Realty
(717) 755-5599
Listed By:
Anthony J J Lardarello Jr. · License #RS371483
(717) 870-0216
Added: Jun 2
Changed: Aug 29
Last Checked: Sep 3 at 1:06AM
MLS# PAYK2104110
Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This spa and wellness property is configured as a salon within a 1940-built commercial building constructed with brick and stick-built materials. The sale includes the majority of the existing furniture, fixtures, and equipment. Additional rooms on the second floor offer space for expanded services or private offices, subject to the buyer’s intended use and verification. The property includes hot-water heating, window-unit cooling, public water and sewer, and a parking lot with nine spaces.
Positioned along PA Route 74, the property has exposure to approximately 19,000 vehicles per day and sits on a 0.20-acre lot in Dover Township. Flexible commercial zoning supports salon, spa, medical aesthetics, wellness, professional office, boutique retail, and other service-oriented uses, subject to buyer verification. Existing parking leases provide supplemental income, while chair rentals and retail product sales are identified as additional revenue sources.
Positioned along PA Route 74, the property has exposure to approximately 19,000 vehicles per day and sits on a 0.20-acre lot in Dover Township. Flexible commercial zoning supports salon, spa, medical aesthetics, wellness, professional office, boutique retail, and other service-oriented uses, subject to buyer verification. Existing parking leases provide supplemental income, while chair rentals and retail product sales are identified as additional revenue sources.
Key Highlights
- Approximately 1,798 SF owner‑user commercial property configured as a salon
- 0.20‑acre lot with nine on‑site parking spaces
- Exposure to approximately 19,000 vehicles per day along PA Route 74 (Carlisle Road)
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
$28,665
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
8.87%
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%
$573,300
$573.3K
Cap Rate 7%
$409,500
$409.5K
Cap Rate 9%
$318,500
$318.5K
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
$39.5K $21.96/SF
− Vacancy
−$1.3K −$0.70/SF
EGI
$38.2K $21.26/SF
− OpEx
−$9.6K −$5.31/SF
NOI
$28.7K $15.94/SF
Area
York County, PA
Vacancy
3.20%
Lease Rate
$21.96 /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%
$573,300
Cap Rate 7%
$409,500
Cap Rate 9%
$318,500
Alternative Uses
Best Use
Office B
$409.5K
$358.3K – $477.8K
NOI $28,665 @ 7.0% cap · market cap 8.87%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$520.6K
$455.5K – $607.4K
NOI $36,441 @ 7.0% cap · market cap 11.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
19,000 VPD
Traffic count
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
241
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
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 Office in Northeast 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 - Commercially zoned owner-user building with salon improvements, on-site parking, and additional second-floor rooms.
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 $323,000.
What are key features of this property?
This property features: Approximately 1,798 SF owner‑user commercial property configured as a salon; 0.20‑acre lot with nine on‑site parking spaces; Exposure to approximately 19,000 vehicles per day along PA Route 74 (Carlisle Road)
