Income-Generating Salon Property Near JR Nakatsugawa Station
This is a condominium-owned commercial property located in Ota-cho, Nakatsugawa City, Gifu Prefecture, approximately a 2-minute walk from JR Nakatsugawa Station. The property occupies the second and third floors of a 4-story reinforced concrete building, featuring a maisonette layout. A convenience store is also located about a 20-second walk away, making this a highly convenient location despite being in a regional city. The building type is a shop (condominium ownership, income property), currently operating as a beauty salon. The renovation cost for the salon was approximately 10 million yen.
The monthly rent is 100,000 yen, yielding an annual rental income of 1.2 million yen. The desired sale price is 9 million yen, resulting in a gross yield of approximately 13.3%. This is an income-type investment property that generates rental income immediately after purchase.
The current tenant is a beauty salon that opened in October 2024. The lease is a standard ordinary building lease agreement with no fixed term. The owner invested approximately 10 million yen in renovation costs to prepare the interior. The shop owner, born in 1983, is relatively young and opened the location with the intention of long-term operation. The tenant had also considered purchasing the property but decided to rent first to use it for several years before making a decision, given the building's age. While there is no current commitment to a future purchase, the tenant's move-in was based on a careful decision for long-term use.
The lease agreement and management are handled through the local real estate company, Joy Life. Contracts with the current and future tenants will also be concluded and managed through Joy Life. This management structure, facilitated by a real estate company rather than direct private management, makes it easy to transfer to a new owner.
Key advantages include its location 2 minutes from JR Nakatsugawa Station, a maisonette structure and high ceiling suitable for commercial use, a low vacancy risk as the tenant is already in place, a track record of commercial use in a reinforced concrete building, and the potential to use the shared rooftop on the third floor as added value. Points to note include the building's age, which may require planned repairs in the future. While there was a past roof leak, repair work from the structure to the ceiling boards was completed in November 2024. As this is a regional city, finding a new tenant may take longer than in a major city should a tenant change occur. Running costs include an annual fixed asset tax of approximately 140,000 yen and a monthly management fee of 5,000 yen. The management fee was revised from 3,000 yen to 5,000 yen at the management association general meeting in May 2025.