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Luxury Salon Studios Portfolio | Phoenix MSA
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Stabilized NOI: $564K | 3 Locations | 82 Rentable Spaces
To receive the full Confidential Offering Memorandum and data room access, please sign the attached NDA and email the listing broker.
Established Phoenix Metro commercial sublease platform with three locations. The business operates as a fixed-cost NNN master lease arbitrage — leasing space from institutional landlords, building out purpose-designed studios, and re-leasing individual suites to independent professionals under 2-year sublease agreements.
Q1 2026 P&L (annualized) shows $329K in NOI growing to approximately $564K at stabilization. The path is concrete: fill 14 currently vacant suites at near-100% incremental margin, since master lease and operating costs are already covered, plus modest market-rate adjustments at one location where tenants are provably under-market. That is $235K of identified upside, already in the ask.
The base business is not speculative. 68 active tenants under contracted 2-year sublease agreements with 5% renewal escalations. 95% retention at mature locations. Multiple tenants have held the same suite for 7+ years across multiple executed renewals. Four new leases were signed in May 2026 across all three locations, demonstrating active leasing momentum.
The asset is asset-light by design. No employees on payroll. No inventory. Roughly 5 hours per week of ownership involvement. Potential Real Estate Professional tax status and accelerated depreciation on qualifying leasehold improvements may apply — confirm with your CPA. Long-dated master leases with institutional landlords, each with multiple 5-year renewal options, provide a buyer up to 20+ years of total tenure.
Please execute the NDA to access the full data room — master leases, rent rolls, management P&L 2024 through Q1 2026, and platform documentation. Management presentation and site tours available by appointment. Seller provides 30-day post-close transition support.
Established Phoenix Metro commercial sublease platform with three locations. The business operates as a fixed-cost NNN master lease arbitrage — leasing space from institutional landlords, building out purpose-designed studios, and re-leasing individual suites to independent professionals under 2-year sublease agreements.
Q1 2026 P&L (annualized) shows $329K in NOI growing to approximately $564K at stabilization. The path is concrete: fill 14 currently vacant suites at near-100% incremental margin, since master lease and operating costs are already covered, plus modest market-rate adjustments at one location where tenants are provably under-market. That is $235K of identified upside, already in the ask.
The base business is not speculative. 68 active tenants under contracted 2-year sublease agreements with 5% renewal escalations. 95% retention at mature locations. Multiple tenants have held the same suite for 7+ years across multiple executed renewals. Four new leases were signed in May 2026 across all three locations, demonstrating active leasing momentum.
The asset is asset-light by design. No employees on payroll. No inventory. Roughly 5 hours per week of ownership involvement. Potential Real Estate Professional tax status and accelerated depreciation on qualifying leasehold improvements may apply — confirm with your CPA. Long-dated master leases with institutional landlords, each with multiple 5-year renewal options, provide a buyer up to 20+ years of total tenure.
Please execute the NDA to access the full data room — master leases, rent rolls, management P&L 2024 through Q1 2026, and platform documentation. Management presentation and site tours available by appointment. Seller provides 30-day post-close transition support.
About the Business
- Years in Operation
- 11
- Employees
- 3 Contractors
Contracted janitorial services - Facilities & Assets
- Three (3) purpose-built, luxury-grade salon suite locations across the Phoenix Metro Area totaling 82 rentable spaces across 16,560 square feet. Locations are all situated in high-traffic, affluent submarkets with approximately $2M in leasehold improvements already in place.
- Market Outlook / Competition
- Phoenix Metro is one of the five fastest-growing major U.S. metros with 200+ new residents arriving daily. The salon suite industry is experiencing significant national consolidation with institutional capital actively acquiring independent multi-location operators. Independent portfolios of this scale and quality in this market rarely come available. The business has operated across multiple Phoenix submarkets for over 10 years with a proven model, strong tenant retention, and no dominant independent competitor in the immediate trade areas.
- Opportunities for Growth
- The path to growing NOI from $329K to approximately $564K requires two steps. First, fill 14 currently vacant suites across Ahwatukee and West Chandler — fixed master lease and operating costs are already covered at all three locations, meaning each new suite flows at near-100% incremental margin, adding approximately $201,600 in annual NOI at market rents. Second, apply modest $100/month market-rate rent adjustments at the Chandler location where tenants are demonstrably under-market, adding approximately $33,600 in annual NOI. Additional Phoenix Metro locations remain viable using the existing infrastructure, brand, and operational playbook already in place.
Real Estate
- Owned or Leased
- Leased
- Building Sq. Ft.
- 16,560
- Rent
- $54,712.00 per month
About the Sale
- Seller Motivation
- Owner pursuing other investment opportunities.
- Transition Support
- Seller will provide up to 30 days of transition support post-close including introductions to all landlords, tenants, and vendor relationships. Full operational playbook, leasing protocols, and technology platform training included. No prior beauty industry experience required — this operates as a commercial real estate sublease business.
- Financing Options
- SBA is not available.
Listing Info
- ID
- 2490070
- Listing Views
- 1266
Attached DocumentsAttachment Disclaimer
Listing ID: 2490070 The information on this listing has been provided by either the seller or a business broker representing the seller. BizQuest has no interest or stake in the sale of this business and has not verified any of the information and assumes no responsibility for its accuracy, veracity, or completeness. See our full Terms of Use. Learn how to avoid scams.
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