Established salon suite rental business available for acquisition in the Greater Austin area / Central Texas corridor. This is a true absentee-owner opportunity: the seller resides out of state and visits the facility only about once per year. There are no W-2 employees. A long-tenured contracted leasing agent handles new-suite leasing AND inbound phone coverage on a strictly per-lease commission basis ($250 per executed lease, no retainer, no salary, no benefits burden).

The business operates 32 fully built-out private salon suites (29 singles, 3 doubles) leased on annual 12-month terms to independent licensed beauty professionals — stylists, nail techs, estheticians, and similar personal-care providers. Tenants pay weekly via mandatory ACH auto-debit, in advance, with $5/day late fees and standardized $250 deposits. Utilities are bundled into rent. Weekly facility cleaning is handled in-kind by a tenant in exchange for a discounted suite rate, so the income statement is fully burdened for janitorial.

2025 revenue was $329,077, up 14.5% from $287,344 in 2024. Adjusted SDE for 2025 is approximately $71,000 with conservative add-backs supportable from CPA-prepared returns. Nine suites are currently vacant — backfilling them at current rate cards adds approximately $110,000 in annual revenue and lifts pro forma SDE to roughly $168,000. The trade name conveys with no royalty, no franchise fee, and no use restrictions.

Asking $450,000 — includes approximately $150,000 in FF&E. Owner is selling for personal-health reasons. NDA required. Serious inquiries only.