This is an asset-based sale of a fully built-out children's franchise spa concept located on the I-10 corridor in Boerne, Texas — one of the fastest-growing family communities in the greater San Antonio market. The 2,671 SF suite features a dedicated appointment floor and a semi-private party room, turnkey and fully equipped for day-one operations. The business serves girls ages 2–15 with mini manicures, mini pedicures, facials, makeup, hair styling, DIY lip gloss and sugar scrub stations, and a full lineup of birthday party packages ranging from $500–$725.

The Numbers:
This is an asset-based sale — not an earnings-multiple transaction. The business has operated under a remote owner since opening and is priced on the fair market value of its transferable assets: leasehold improvements, FF&E, franchise, and the lease. The right buyer is an owner-operator who steps in and runs this personally — and who will immediately recognize the labor-recapture opportunity that comes with doing so.

Why This Works for the Right Buyer:
The business currently operates Thursday through Sunday only — four days a week. An owner-operator who expands to a full week, adds school group events, or activates daytime programming has a clear and immediate path to significantly higher revenue with zero additional capital investment. The buildout is done. The equipment is in place. The 514 active clients — all of whom have returned more than once — are already there.

What Transfers:
Full build-out of 2,671 SF suite (contractor work, tile, custom theming, neon signs, exterior signage) | All FF&E — pedicure benches and bowls, manicure tables, salon chairs, party furniture, DIY stations, electronics, appliances | Active franchise agreement — brand, operations manual, franchisor training, and protected territory (franchise name and details disclosed post-NDA) | Active client database — 514 clients with documented repeat visits | 8 part-time staff — trained and in place | Social media presence and local brand recognition

Lease:
Suite lease on the I-10 corridor in Boerne expires February 28, 2029, with one 5-year renewal option. Base rent $6,419/mo + NNN approximately $1,626/mo — confirmed at mid-market for this corridor. Lease is assignable with landlord consent.

Franchise:
Active franchise agreement — transfer fee $10,000 paid by buyer. Royalty 6% of gross revenue. No marketing fund obligation. Franchisee currently in good standing. Franchisor approval of incoming buyer required. Full franchise details disclosed post-NDA.

Ideal Buyer:
Owner-operator — ideally with a background in children's services, hospitality, or personal care. This is not a passive investment. The growth story here belongs to the person who shows up and runs it. Absentee ownership is not recommended given the operational model.

Next Step:
NDA required before financial details, business name, location, and franchise details are released. Contact AZUL Advisors to request the NDA. Serious, qualified inquiries only.