Salon acquisition – valuation question

i am looking to acquire a booth rental salon. anyone with any ideas on valuation of these businesses or is there a reason why this specific type of biz might sell for a high multiple? similar ones in my state are selling at your typical small biz multiple of ~2.5x cashflow…i have seen one with higher cashflow selling for a bit higher (3.5x), but that would almost make sense with the scale they have…this one they are asking almost 4x. there is not much value proposition i see to have that high of a multiple… biz is not even netting over 100k. will probably offer significantly under asking.

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