My Salon Suite franchise startup costs run $785K–$1.65M for a salon-suite rental facility. The model — leasing private suites to independent stylists, estheticians, and nail techs — generates landlord-style recurring rental income with 300+ US locations.
My Salon Suite is one of the largest salon-suite rental franchise concepts in the United States, providing private, fully equipped individual suites to independent beauty professionals — stylists, estheticians, nail technicians, massage therapists, and other licensed beauty service providers. Franchisees are real estate operators who build, own, and manage a multi-suite commercial facility. Revenue is rental income from suite tenants. With 300+ locations nationwide, My Salon Suite offers established brand recognition among independent beauty professionals seeking private studio space. Prospective franchisees should review the current Franchise Disclosure Document (FDD) under the FTC Franchise Rule (16 CFR Part 436).
Per the current FDD filed under the FTC Franchise Rule (16 CFR Part 436), total estimated initial investment for a My Salon Suite franchise runs $785,000–$1,650,000. The investment range reflects the commercial build-out of a multi-suite facility:
My Salon Suite charges a 5.5% royalty on gross revenues plus marketing fund contributions. Revenue is purely rental income collected weekly or monthly from suite tenants. At full occupancy (typically 80–95%), a 30-suite facility generates stable recurring cash flow. Tenant recruitment and retention are the primary operational variables — franchisees must actively attract independent beauty professionals and minimize vacancy between tenants.
My Salon Suite is listed on the SBA Franchise Directory, qualifying franchisees for expedited SBA loan processing. At $785K–$1.65M, financing typically involves a combination of products:
Salon-suite real estate concepts at the $785K–$1.65M investment level typically target breakeven within 36–54 months depending on occupancy ramp speed. My Salon Suite's national brand recognition among independent beauty professionals accelerates tenant recruitment compared to independent or lesser-known concepts. Once a facility reaches 80%+ occupancy, the recurring rental model produces predictable monthly cash flow. Markets with high concentrations of licensed independent beauty professionals and limited existing salon-suite supply reach stabilized occupancy fastest.
My Salon Suite suits operators with commercial real estate, property management, multi-unit operations, or leasing backgrounds. This is a real estate business — franchisees manage lease agreements, facility maintenance, tenant relationships, and occupancy, not beauty services. Typical financial benchmarks include net worth of $750K+ and liquid capital of $200K+. Target markets are suburban areas with dense populations of licensed independent beauty professionals seeking private studio space away from traditional salon employment or booth rental.
ClearValue Lending works with salon-suite and commercial real estate franchise operators on SBA 7(a), SBA 504, conventional commercial real estate loans, and equipment financing. Apply for franchise financing at Find my match. Your file routes to one matched lender.
SBA lenders underwriting a $785K–$1.65M My Salon Suite franchise evaluate five core factors. Because the franchisee is a real estate operator — not a beauty service provider — lenders model this deal like a commercial leasing operation: occupancy ramp, tenant pipeline quality, and lease term alignment are the primary underwriting variables.
Franchisees acquiring the commercial building pair SBA 504 (40% of project cost, CDC debenture, below-market fixed rate) with a bank first mortgage (50%) and borrower equity (10%). Franchisees leasing (most common) use SBA 7(a) for leasehold improvements + working capital. At $785K–$1.65M, standard SBA 7(a) covers the full project cost. Source: SBA 504 Loan Program and SBA 7(a) Loan Program (sba.gov).
Per the current FDD, total estimated initial investment runs $785,000–$1,650,000. The build-out of 20–40 individual salon suites with dedicated plumbing, electrical, and HVAC is the primary cost driver.
My Salon Suite franchisees are real estate operators. They build, manage, and lease a multi-suite facility to independent beauty professionals — stylists, estheticians, nail technicians, massage therapists. Revenue is rental income; franchisees do not provide beauty services directly.
My Salon Suite charges a 5.5% royalty on gross revenues plus marketing fund contributions. Revenue is rental income from occupied suites.
Yes. My Salon Suite is listed on the SBA Franchise Directory. SBA 7(a) loans (up to $5M) cover the build-out and working capital. SBA 504 is available for operators acquiring commercial real estate.
A typical My Salon Suite location has 20–40 individual private suites. At 80–95% occupancy, recurring rental income from suite tenants creates a predictable monthly cash flow base.
SBA guidelines require a minimum 1.15× DSCR. For salon-suite real estate concepts, lenders model DSCR using stabilized occupancy projections — typically 80–90% of total suites. Year-one pro formas should reflect the ramp from opening occupancy (~40–60%) through stabilization, with DSCR exceeding 1.25× by month 12–18. Pre-signed suite lease agreements or letters of intent from beauty professionals are the strongest supporting evidence. Source: SBA Standard Operating Procedure 50 10 7 (sba.gov).
SBA requires a minimum 10% equity injection of total project cost — $78,500–$165,000 on $785K–$1.65M. Lenders on real estate-intensive franchise projects at this investment level typically require 20–25% ($157,000–$412,500) to cover the build-out risk and occupancy ramp period before rental income stabilizes. Equity can be from personal savings, ROBS (retirement funds), or home equity — all must be documented with source-of-funds verification. Source: SBA SOP 50 10 7, Subpart B, Chapter 4.