Spas, Other Entertainment & Recreation
Active
Built-Out Kids' Spa Franchise, Boerne TX | 54% Below Buildout Cost
Boerne, Texas, United States
Asking Price$77,000
Revenue$153,479
EBITDA-
Cash Flow-
Description
Asset sale of a fully built-out children's spa franchise on the I-10 corridor in Boerne, Texas, one of the fastest growing family markets in greater San Antonio. The 2,671 SF suite includes a dedicated appointment floor and a semi-private party room, fully equipped and ready to open.
The concept serves girls ages 2 to 15. Mini manicures and pedicures, facials, makeup, hair styling, DIY lip gloss and sugar scrub stations, and birthday party packages.
Current Status
The location is not operating. It closed in June 2026 under remote ownership. The assets, franchise rights, and lease remain in place and transfer at closing. This is an asset sale, not an earnings multiple transaction.
What It Costs to Build From Scratch
Opening a comparable location new runs an estimated $220,000 to $330,000 before the first customer walks in, plus six to nine months of buildout and permitting with rent accruing and no revenue.
That figure covers what the seller actually spent here. $122,651 in leasehold improvements, including contractor work, plumbing and drainage for pedicure stations, electrical, tile, custom theming, and interior and exterior signage. Another $18,990 in moveable FF&E, including pedicure benches and bowls, manicure tables, salon chairs, party furniture, DIY stations, electronics, and appliances. That is $141,641 in transferable assets.
Add the franchise fee, pre-opening costs, training, and working capital to carry a new location through its ramp period, and the seller's all-in investment was $206,673.
Asking price: $77,000. That is 54% of what the transferable assets cost to install, and roughly a quarter to a third of a new build, with the construction finished and the doors ready to open.
Buildout and FF&E figures are the seller's actual invested capital, documented and available for review post-NDA. The new build range is an estimate, not an appraisal.
The Opportunity
The location ran four days a week under an absentee owner. An owner-operator running a full week, adding school groups, or activating daytime programming has room to grow with no additional buildout capital.
What Transfers
Full build-out of the 2,671 SF suite | All FF&E as described above | Active franchise agreement with brand, operations manual, franchisor training, and protected territory | Client database of 514 clients with documented repeat visits | Social media presence and local brand recognition
Lease
Expires February 28, 2029. Base rent $6,419 per month plus NNN of approximately $1,626 per month, mid-market for this corridor. Assignable with landlord consent.
Franchise
Buyer signs the franchisor's then-current franchise agreement. $10,000 transfer fee paid by buyer. Franchisor approval of the buyer required. Full terms disclosed post-NDA.
Ideal buyer
An owner-operator, ideally with a background in children's services, hospitality, or personal care. This is not a passive investment.
Next step
NDA required before business name, exact location, franchise brand, and financial detail are released. Contact AZUL Business Advisory. Qualified inquiries only.
Real Estate
Rent is $8,054 per month
Building Size: 2671 sq. ft.Furniture Fixtures & Equipment
$19k
Business is
Absentee Owner
Established Franchise
Number of EmployeesPart-Time: 8
Year Established
2023
Reason Selling
Owner pursuing other professional priorities
Facilities & Assets
Fully built-out 2,671 SF suite on I-10 corridor in Boerne TX. Dedicated appointment floor with pedicure benches, manicure stations, makeup/glamour area, and DIY stations. Semi-private party room with custom party table, fashion runway, and full service capability. Two restrooms, office, staff break room/kitchen. Custom theming, neon signage, exterior signage, and branded decor throughout. Excellent condition -no deferred maintenance. Free communal parking. Location confidential -disclosed post-NDA.
Support & Training
Seller will provide transition support -hours and duration negotiable. Franchisor provides required training for incoming franchisee. Operations manual included. Eight part-time staff trained and in place. Owner willing to remain available as consultant during transition period.
Market & Competition
Target market: families with young daughters, ages 2-15, in the Boerne and greater San Antonio MSA. Boerne and the I-10 corridor represent one of the highest-growth family demographic areas in the San Antonio region. Primary competitor is Sweet and Sassy (San Antonio). The children's entertainment and personal services category continues to expand alongside household formation and discretionary spending in this trade area.
Growth Opportunities
Significant upside available to an engaged owner-operator. Business currently operates Thursday-Sunday only. Adding weekday appointments, weekday school or daycare group events, morning programming, or corporate/team bookings represents a direct revenue growth path with zero additional capital required. Further opportunities include expanded party packages, membership or loyalty programs, and community partnership marketing.
Business listed by
Azul Advisory