Freestanding Salon Suite
For Sale
Contact for pricing
6609 Precinct Line Rd, North Richland Hills, TX 76182
Two standalone salon properties provide private and shared suites with common client and operational amenities.
Property Size7,164 SF
Price / SF$362.93
Days on Market526
Property Features for 6609 Precinct Line Rd
General Information
Standard status
Active
Size
7,164 SF
Class
B
Property subtype
Business for Sale, Office, Retail
Occupancy
91%
Lease Type
Gross
Investment Type
Owner/User
Net Operating Income
$176,386
Building Details
Year Built
2007
Buildings
2
Stories
1
Tenancy
Multi
Listing Agency:
Transworld Business Advisors
Listed By:
Darin Vilhauer · License #TX 777277
Source:
Crexi
Added: Mar 24, 2025
Changed: Aug 30
Last Checked: Aug 30 at 7:40PM
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 Transworld Business Advisors
Investment Insights
Based on property information with market context.
This portfolio comprises two freestanding salon properties configured for beauty professionals, with private, semi-private, and shared semi-private suites. Combined building area totals 7,164 square feet, supported by waiting and lounge areas, restrooms, wash stations, laundry, parking, irrigation, energy-efficient windows, and telecommunications infrastructure. Both buildings received new 30-year designer roofs in October 2024. Salon 1 was built in 2011 and contains 3,263 square feet on a 25,998-square-foot parcel. Salon 2 was built in 2007 and includes 3,901 square feet on 20,030 square feet of land. Both are single-floor properties.
The portfolio is located at 6609 Precinct Line Rd in North Richland Hills, Tarrant County. Combined occupancy is 91%, with individual occupancy of 96% at Salon 1 and 91% at Salon 2. Salon 2 includes a video notification system for stylist-client arrivals, while access keypads and security systems serve the properties. There is no POA or HOA.
The portfolio is located at 6609 Precinct Line Rd in North Richland Hills, Tarrant County. Combined occupancy is 91%, with individual occupancy of 96% at Salon 1 and 91% at Salon 2. Salon 2 includes a video notification system for stylist-client arrivals, while access keypads and security systems serve the properties. There is no POA or HOA.
Key Highlights
- Two freestanding salon properties offered together as one portfolio
- 7,164 SF combined building area across two single‑floor salons
- Salon 1: 3,263 SF on 25,998 SF of land; built 2011; 96% occupied
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
$118,911
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
4.57%
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%
$2,378,220
$2.4M
Cap Rate 7%
$1,698,729
$1.7M
Cap Rate 9%
$1,321,233
$1.3M
Market Conditions
NOI Build-Up for 7,164 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
$178.8K $24.96/SF
− Vacancy
−$8.9K −$1.25/SF
EGI
$169.9K $23.71/SF
− OpEx
−$51.0K −$7.11/SF
NOI
$118.9K $16.60/SF
Area
Tarrant County, TX
Vacancy
5.00%
Lease Rate
$24.96 /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%
$2,378,220
Cap Rate 7%
$1,698,729
Cap Rate 9%
$1,321,233
Alternative Uses
Best Use
Retail
$1.70M
$1.49M – $1.98M
NOI $118,911 @ 7.0% cap · market cap 4.57%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.52M
$2.21M – $2.94M
NOI $176,406 @ 7.0% cap · market cap 6.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
690
Businesses Nearby
101k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 55%
Home Improvements & Furnishings 37%
Shops & Services 8%
The Home Depot
Home Improvements & Furnishings
37,644 visits/mo
0.3 miles
IHOP
Dining
17,855 visits/mo
0.5 miles
Panda Express
Dining
14,670 visits/mo
0.4 miles
Starbucks
Dining
10,703 visits/mo
0.3 miles
Andy's Frozen Custard
Dining
8,268 visits/mo
0.2 miles
Demographics for 76182, TX
31,117
Population
11,845
Households
2.6
Avg Household Size
43
Median Age
40%
College-Educated
95%
High-School Grad
8.7 sq mi
ZIP Area
3,577
Density / Sq Mi
$119,722
Median Household Income
$60,589
Median Earnings
$1,821
Median Rent
$364,100
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Similar Off Market Nearby
- Integrity Cryo & Recovery — 8851 Ice House Dr, North Richland Hills, TX 76180
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Frequently Asked Questions
What type of property is this?
Spa & wellness property - Two standalone salon properties provide private and shared suites with common client and operational amenities.
Where is this spa & wellness property located?
The property is located at 6609 Precinct Line Rd North Richland Hills, TX.
What is the asking price?
The asking price for this property is $2,600,000.
What are key features of this property?
This property features: Two freestanding salon properties offered together as one portfolio; 7,164 SF combined building area across two single‑floor salons; Salon 1: 3,263 SF on 25,998 SF of land; built 2011; 96% occupied
