Spa & Wellness Property With Beauty
For Sale
$449,900
5431 W 25th Street, Cicero, IL 60804
Remodeled commercial property with barber, styling, facial treatment, and private beauty suite spaces.
Property Size1,750 SF
Days on Market65
Property Features for 5431 W 25th Street
General Information
Standard status
Active
Size
1,750 SF
Property subtype
Business Opportunity
Zoning
COMMR
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$13,358
Building Details
Building Size
1,750 SF
Year Renovated
2023
Stories
1
Tenancy
Multi
Listing Agency:
HomeSmart Realty Group
(630) 578-0002
Listed By:
Jorge Vigil · License #475145413
(630) 578-0002
Source:
Cavanaghrealty
Added: Jun 8
Changed: Aug 7
Last Checked: Aug 11 at 1:31PM
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 HomeSmart Realty Group
Investment Insights
Based on property information with market context.
This spa and wellness property at 5431 W 25th Street combines commercial real estate with an operating beauty and barber business. The interior includes 4 barber/styling stations, 2 shampoo stations, 1 facial treatment station, 4 private beauty suites, and shared workspace used by 2 independent beauty professionals. The sale includes the business, equipment, and inventory.
Updates completed within the last 7 years include a 2021 roof, 2023 A/C system, plumbing, and electrical work. Four private suites are currently leased, while the shared workspace is rented by 2 independent beauty professionals. The property is zoned COMMR and supports the existing beauty-focused configuration.
Updates completed within the last 7 years include a 2021 roof, 2023 A/C system, plumbing, and electrical work. Four private suites are currently leased, while the shared workspace is rented by 2 independent beauty professionals. The property is zoned COMMR and supports the existing beauty-focused configuration.
Key Highlights
- Beauty and barber business, commercial property, equipment, and inventory included
- 4 barber/styling stations, 2 shampoo stations, and 1 facial treatment station
- 4 private beauty suites currently leased
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
$24,290
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
5.40%
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%
$485,800
$485.8K
Cap Rate 7%
$347,000
$347.0K
Cap Rate 9%
$269,889
$269.9K
Market Conditions
NOI Build-Up for 1,750 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
$37.8K $21.60/SF
− Vacancy
−$3.1K −$1.77/SF
EGI
$34.7K $19.83/SF
− OpEx
−$10.4K −$5.95/SF
NOI
$24.3K $13.88/SF
Area
Cook County, IL
Vacancy
8.20%
Lease Rate
$21.60 /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%
$485,800
Cap Rate 7%
$347,000
Cap Rate 9%
$269,889
Alternative Uses
Best Use
Retail
$347.0K
$303.6K – $404.8K
NOI $24,290 @ 7.0% cap · market cap 5.40%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$604.2K
$528.7K – $704.9K
NOI $42,294 @ 7.0% cap · market cap 9.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
1,112
Businesses Nearby
376k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 32%
Shops & Services 24%
Home Improvements & Furnishings 21%
Apparel 15%
Menards
Home Improvements & Furnishings
67,068 visits/mo
0.2 miles
Burlington
Apparel
51,441 visits/mo
0.4 miles
Dollar Tree
Shops & Services
31,456 visits/mo
0.4 miles
AMC Cicero 14
Leisure
21,126 visits/mo
0.3 miles
Burger King
Dining
19,745 visits/mo
0.4 miles
Demographics for 60804, IL
85,673
Population
26,738
Households
3.2
Avg Household Size
32
Median Age
11%
College-Educated
68%
High-School Grad
7.1 sq mi
ZIP Area
12,067
Density / Sq Mi
$68,548
Median Household Income
$36,786
Median Earnings
$1,121
Median Rent
$236,000
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Spa & wellness property - Remodeled commercial property with barber, styling, facial treatment, and private beauty suite spaces.
Where is this spa & wellness property located?
The property is located at 5431 W 25th Street Cicero, IL.
What is the asking price?
The asking price for this property is $449,900.
What are key features of this property?
This property features: Beauty and barber business, commercial property, equipment, and inventory included; 4 barber/styling stations, 2 shampoo stations, and 1 facial treatment station; 4 private beauty suites currently leased
