Texas market
San Antonio
- Alamo Heights
- Broadway corridor
- Austin Highway
- The Quarry
- Lincoln Heights
- 09 corridor
- Stone Oak (secondary)
Active hunt · Austin · San Antonio · Houston · Dallas
Bring us your next location.
Salon Envy is hunting small footprint retail in four Texas markets. If the site fits our buybox, we move fast on LOI.
Fastest path
Drop a flyer. We do the rest.
Upload your existing listing flyer. We read it, pull the details, and give you a 60 second review before sending it to Robert. No re typing what is already on your one pager.
4
Texas markets active
750–950
Square feet target
7–10 yr
Term
2 days
Response time
How a deal moves
From flyer to signed LOI
- 1
Submit
Day 0
Drop the flyer or fill the wizard.
- 2
Screen
Day 1–2
We confirm fit against our buybox.
- 3
Tour
Week 1–2
Robert visits the site if it passes screen.
- 4
LOI
Week 2–4
Sixteen point LOI delivered to landlord.
- 5
Sign
Day 30
Executed and into permitting.
Where we are looking
Four Texas markets
We are building density, not coverage. Submissions outside these submarkets will not move forward.
Texas market
Houston
- Memorial
- Tanglewood
- Rice Village
- The Heights
- Upper Kirby
- West University
Texas market
Austin
- Westlake
- Tarrytown
- Mueller
- Rosedale
- Hyde Park
- Domain adjacent
Texas market
Dallas
- Tell us your strongest submarket
Our buybox
What we are looking for
The site
- Size
- 750 to 950 sq ft. Hard ceiling at 1,000.
- Rent
- Base target $2,000 a month. Up to $2,500 for an A+ location with the right concession package.
- Term
- 7 to 10 years. Alternative: 5 plus 5 with tenant option.
- Free rent
- 6 to 9 months. Clock starts at the later of substantial completion plus CO, or a fixed outside date. Landlord delay extends day for day.
- Buildout
- 90 days. TI target $50 to $75 per sq ft. Turnkey buildout to tenant plans.
- Delivery
- Vanilla shell or better
- Co tenancy
- Grocery anchored, lifestyle center, or strong daily needs retail
- Parking
- 4 per 1,000 minimum, customer facing, no rear only access
- Frontage
- End cap or near end cap. 20 feet of frontage minimum. Glass storefront.
- Hours
- 7 day operation. 8 AM to 9 PM minimum.
- Required delivery details
- HVAC sized for salon use
- Demising walls in place
- Restroom rough in or existing ADA restroom
- 200 amp electrical service
- Water and sewer sized for multiple wash stations
- Sprinklered space
- Plumbing capacity confirmed for shampoo bowls
Self qualify before submitting
If any of these are true, please do not submit. We are protecting your time as much as ours.
- If the space is over 1,000 sq ft, do not submit. Wasted rent for this concept.
- If base rent is over $2,500 a month, do not submit unless this is a true A+ location.
- If the submarket is not on our list, do not submit. We are building density not coverage.
- If the landlord will not disclose full CAM history and pending assessments, do not submit.
- If the landlord will not allow vanilla shell delivery, do not submit.
How we draft LOIs
Sixteen deal points, every time
Agents who get a yes know exactly what is in the LOI before they bring the site. If your landlord will not accept these terms, do not submit.
- Exclusive use clause. No other full service salon, blowout bar, or salon suite concept in center during term.
- Co tenancy protection. Rent reduction or termination right if anchor goes dark or center occupancy drops below 70 percent.
- Building signage on front fascia. Pylon or monument signage where available.
- Landlord approval of signage required within 10 business days or deemed approved.
- Assignment to franchisee or affiliate without landlord consent.
- Sublease with consent not unreasonably withheld.
- Permitted transfers to entities under common control without consent or fee.
- Personal guaranty preferred to be removed or burn down after years 1 and 2.
- If full PG required, capped at six months of rent.
- Right of first refusal on adjacent space.
- Termination option at year 5 with reasonable penalty.
- Holdover rent capped at 125 percent of base.
- Estoppels and SNDAs on tenant reasonable form.
- No percentage rent.
- Controllable CAM capped at 5 percent annual increase.
- Full NNN and CAM disclosure including last three years history.
Why bring it to us
What we bring to the table
01
Decisive
Two business days to a screen decision. No ghosting, no quiet pipeline.
02
Capitalized
Active operator with two open Texas locations and a third in lease. We close.
03
Clean LOI
Sixteen point template, no surprise asks at execution. What we ask for is what we sign.
04
Long term
We are building a Texas brand, not flipping leases. Strong landlord partnerships are part of the plan.
Who you are dealing with
Direct line to the principal
I am Robert Reyna, owner and operator of Salon Envy. Every site submission comes to me directly. Every screen call, every LOI negotiation, every signed lease has my eyes on it. There is no junior associate filtering your deals.
I built Salon Envy from a single Corpus Christi location in 2022 to two operating locations today, with a third lease signed in Houston and active hunts in Austin, San Antonio, and Dallas. The portfolio is building intentionally and I sign every deal personally.
If you bring me a site that fits the buybox, I can give you a yes inside of two business days and an LOI inside of two weeks. I do not ghost. I do not flake on tours. I close.
Track record
What we have built
2022
Founded
Salon Envy opens in Corpus Christi.
2024
Second location
San Antonio opens on Wurzbach Road.
2026
Third location
Houston lease signed, opening this year.
2027
Target
Six Texas locations across four metros.
Broker FAQ
Things you might be wondering
- Do you pay commission?
- Yes. Full procuring cause commission paid at lease execution. Standard broker agreement, standard split if there is co broker.
- Are you exclusive with another broker?
- No. We work with whoever brings the right site first.
- How do you decide what is a fit?
- Buybox above. If a site checks size, submarket, base rent, and delivery condition, it gets a real look. Anything outside those boundaries gets a pass within hours.
- What is your response time on a real submission?
- Two business days for a screen yes or no. Same day if Robert is in that market touring.
- Can you handle off market deals?
- Yes. Off market is preferred actually. Most of our portfolio came through off market direct landlord conversations.
- Do you require a tour before LOI?
- Yes, in person from Robert. We have flown to all four target markets already. Tours are not the bottleneck.
- What is your LOI turnaround?
- Two weeks from tour to delivered LOI. Sometimes faster if it is a simpler structure.
- Why salons?
- Service business, recession resistant, 80 percent repeat customer base, no inventory risk. Better unit economics than restaurants at one third the buildout cost.
For your landlord
Send them our tenant brochure
A four page PDF you can forward to landlords or include with your LOI package. Covers our concept, financials, footprint requirements, and build out spec.
Have something now?
Drop the flyer.
Fastest path to a yes. Two business day response. Direct call from Robert if it fits.