Established Spa and Salon
For Sale
$259,000
5 E Union St, Shickshinny, PA 18655
Operating salon sale includes the real estate, business assets, equipment, inventory, and available staff.
Property Size2,100 SF
Price / SF$123.33
Days on Market128
Property Features for 5 E Union St
General Information
Standard status
Active
Size
2,100 SF
Total Parking Spaces
15
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$1,136
Listing Agency:
K2 Premier Realty
(570) 244-5775
Listed By:
Scott Klitzner
(570) 991-5858
Source:
Exprealty
Added: May 15
Changed: Sep 4
Last Checked: Sep 18 at 7:53AM
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 K2 Premier Realty
Investment Insights
Based on property information with market context.
This approximately 2,100-square-foot spa and salon property is offered with the operating business and its existing setup. The sale includes inventory, equipment, service software, and other contents located within the building. Current employees are available to continue with the operation, and the present owner can provide up to one year of expertise during the transition.
The property provides approximately 15 off-street parking spaces for customers and staff. Recent building updates include a roof replacement completed in December 2022, a new furnace installed in December 2019, and a tankless, on-demand gas water heater replaced in 2019.
The property provides approximately 15 off-street parking spaces for customers and staff. Recent building updates include a roof replacement completed in December 2022, a new furnace installed in December 2019, and a tankless, on-demand gas water heater replaced in 2019.
Key Highlights
- Approximately 2,100 SF spa and salon property
- Sale includes the operating business, inventory, equipment, and service software
- Current employees are available, with owner expertise offered for up to 1 year
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
$17,464
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
6.74%
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%
$349,280
$349.3K
Cap Rate 7%
$249,486
$249.5K
Cap Rate 9%
$194,044
$194.0K
Market Conditions
NOI Build-Up for 2,100 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
$27.7K $13.20/SF
− Vacancy
−$2.8K −$1.32/SF
EGI
$24.9K $11.88/SF
− OpEx
−$7.5K −$3.56/SF
NOI
$17.5K $8.32/SF
Area
Luzerne County, PA
Vacancy
10.00%
Lease Rate
$13.20 /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%
$349,280
Cap Rate 7%
$249,486
Cap Rate 9%
$194,044
Alternative Uses
Best Use
Retail
$249.5K
$218.3K – $291.1K
NOI $17,464 @ 7.0% cap · market cap 6.74%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$665.3K
$582.1K – $776.2K
NOI $46,570 @ 7.0% cap · market cap 17.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
129
Businesses Nearby
5k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Family Dollar
Shops & Services
5,061 visits/mo
0.1 miles
Demographics for 18655, PA
5,881
Population
2,940
Households
2
Avg Household Size
50
Median Age
17%
College-Educated
91%
High-School Grad
71.4 sq mi
ZIP Area
82
Density / Sq Mi
$68,362
Median Household Income
$41,144
Median Earnings
$889
Median Rent
$167,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Spa & wellness property - Operating salon sale includes the real estate, business assets, equipment, inventory, and available staff.
Where is this spa & wellness property located?
The property is located at 5 E Union St Shickshinny, PA.
What is the asking price?
The asking price for this property is $259,000.
What are key features of this property?
This property features: Approximately 2,100 SF spa and salon property; Sale includes the operating business, inventory, equipment, and service software; Current employees are available, with owner expertise offered for up to 1 year
