Spa and Wellness
For Sale
$349,900
734 S 7TH STREET, Lebanon, PA 17042
Salon-configured commercial building with treatment rooms, hair stations, parking, and a detached garage.
Property Size1,882 SF
Lot Size0.34 Acres
Price / SF$185.92
Days on Market38
Property Features for 734 S 7TH STREET
General Information
Standard status
Active
Size
1,882 SF
Total Parking Spaces
15
Lot size
0.34 Acres
Property subtype
Commercial
Amenities
monument sign
detached two-car garage
adjacent to Lebanon Valley Rail Trail
Building Details
Year Built
2005
Buildings
2
Tenancy
Single
Listing Agency:
Joy Daniels Real Estate Group, Ltd
(717) 724-5736
Listed By:
JOY DANIELS · License #RM421836
(717) 724-5736
Source:
Cummingsrealtors
Added: Jul 24
Changed: Aug 29
Last Checked: Aug 29 at 6:05PM
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 Joy Daniels Real Estate Group, Ltd
Investment Insights
Based on property information with market context.
Built in 2005, this approximately 1,882-square-foot commercial property occupies a level 0.34-acre lot and is currently operating as a salon. The interior includes a reception and waiting area, retail display space, six hair stations, three private treatment rooms, one restroom, and a laundry room. Carpet, luxury vinyl plank, and ceramic non-slip tile are used throughout the space.
Exterior improvements include a paved parking area with approximately 15 spaces, a detached two-car garage, and a monument sign. The property is adjacent to the Lebanon Valley Rail Trail and is located at 734 S 7th Street in Lebanon, Pennsylvania. The existing layout may support continued salon operations or other uses identified in the property information, including professional office, medical, and wellness services.
Exterior improvements include a paved parking area with approximately 15 spaces, a detached two-car garage, and a monument sign. The property is adjacent to the Lebanon Valley Rail Trail and is located at 734 S 7th Street in Lebanon, Pennsylvania. The existing layout may support continued salon operations or other uses identified in the property information, including professional office, medical, and wellness services.
Key Highlights
- Approximately 1,882 square feet on a level 0.34‑acre lot
- Six hair stations and three private treatment rooms
- Reception area with waiting space and retail display
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
$23,417
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
6.69%
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%
$468,340
$468.3K
Cap Rate 7%
$334,529
$334.5K
Cap Rate 9%
$260,189
$260.2K
Market Conditions
NOI Build-Up for 1,882 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 $21.00/SF
− Vacancy
−$8.3K −$4.41/SF
EGI
$31.2K $16.59/SF
− OpEx
−$7.8K −$4.15/SF
NOI
$23.4K $12.44/SF
Area
Lebanon County, PA
Vacancy
21.00%
Lease Rate
$21.00 /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%
$468,340
Cap Rate 7%
$334,529
Cap Rate 9%
$260,189
Alternative Uses
Best Use
Office B
$334.5K
$292.7K – $390.3K
NOI $23,417 @ 7.0% cap · market cap 6.69%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$441.7K
$386.5K – $515.4K
NOI $30,922 @ 7.0% cap · market cap 8.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
485
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 17042, PA
40,618
Population
17,067
Households
2.4
Avg Household Size
43
Median Age
28%
College-Educated
88%
High-School Grad
67.7 sq mi
ZIP Area
600
Density / Sq Mi
$76,399
Median Household Income
$45,429
Median Earnings
$1,096
Median Rent
$222,200
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.
Similar Off Market Nearby
- DRTC Advisors Lebanon — lincoln ave, lebanon, pa 17042
Frequently Asked Questions
What type of property is this?
Spa & wellness property - Salon-configured commercial building with treatment rooms, hair stations, parking, and a detached garage.
Where is this spa & wellness property located?
The property is located at 734 S 7TH STREET Lebanon, PA.
What is the asking price?
The asking price for this property is $349,900.
What are key features of this property?
This property features: Approximately 1,882 square feet on a level 0.34‑acre lot; Six hair stations and three private treatment rooms; Reception area with waiting space and retail display
